678 Lexington Pike · Maysville, KY 41056

$75,000

2 bd · 1.0 ba · 885 sqft · SingleFamily public records · 201 Days on market

Built 1955 5,000 sqft lot $85/sqft · 23% above area Est $61k · 22% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover the potential in this charming 2-bedroom, 1-bath home in the heart of Maysville-ideal for the first time homebuyer or a valuable addition to your investment portfolio. This property comes with an additional parcel and lot with garage included, offering extra space and flexibility that's hard to find at this price point. With a little TLC and some elbow grease, you can transform this house into a cozy home or a strong income-producing rental. Featuring a practical layout, comfortable living spaces, and convenient location, this property provides affordability and opportunity all in one. Don't miss out on this versatile Maysville gem!

Key facts

• Convenient location
• Additional parcel
• 5,000 sq ft lot

Tags

• ADDITIONAL PARCEL
• CONVENIENT LOCATION
• COMFORTABLE LIVING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($812 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.0% in Maysville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#325 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Mason County (town): math 25% / reading 39% proficiency, ranked #92 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 30 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $75k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $61,225
• List price: $75,000
• Delta: 22.50%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 E Fifth St	0.40mi	3/1.0 (+1)	960 (+8%)	1mo	$135,000	$141	61
608 Pelham St	0.43mi	3/1.0 (+1)	1,008 (+14%)	6mo	$17,000	$17	47
523 Clark St	0.67mi	2/1.0	950 (+7%)	16mo	$66,257	$70	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-598
• Equity at exit: $11,183

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $14,292
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 41056

• Home prices YoY: -4.1%
• Active inventory: 35
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $182

Break-even live

Break-even rent $582

Max offer price $75,000

Occupancy floor 73%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 E 6th St Unit 1 Maysville, KY	1.0	1.0	800	$750	$0.94	14d	1	0.43mi
616 E Front St Maysville, KY	2.0	1.0	1000	$775	$0.78	14d	1	0.44mi
425 Central Ave Maysville, KY	2.0	1.0	978	$995	$1.02	43d	1	0.49mi
215 Bridge St Apt 2 Maysville, KY	1.0	1.0	800	$725	$0.91	14d	1	0.60mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 201 DOM
2. 2026-06-17
   days on market $75,000 Active 200 DOM
3. 2026-06-16
   days on market $75,000 Active 199 DOM
4. 2026-06-15
   days on market $75,000 Active 198 DOM
5. 2026-06-13
   days on market $75,000 Active 196 DOM
6. 2026-06-12
   days on market $75,000 Active 195 DOM
7. 2026-06-09
   days on market $75,000 Active 192 DOM
8. 2026-06-08
   days on market $75,000 Active 191 DOM
9. 2026-06-07
   days on market $75,000 Active 190 DOM
10. 2026-06-07
    days on market $75,000 Active 189 DOM
11. 2026-06-04
    days on market $75,000 Active 186 DOM
12. 2026-06-02
    days on market $75,000 Active 185 DOM
13. 2026-06-01
    days on market $75,000 Active 184 DOM
14. 2026-05-31
    days on market $75,000 Active 183 DOM
15. 2026-05-31
    days on market $75,000 Active 182 DOM
16. 2026-04-22
    price $75,000 649-char remark

    Show marketing remark (649 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home in the heart of Maysville-ideal for the first time homebuyer or a valuable addition to your investment portfolio. This property comes with an additional parcel and lot with garage included, offering extra space and flexibility that's hard to find at this price point. With a little TLC and some elbow grease, you can transform this house into a cozy home or a strong income-producing rental. Featuring a practical layout, comfortable living spaces, and convenient location, this property provides affordability and opportunity all in one. Don't miss out on this versatile Maysville gem!

17. 2026-02-01
    price $95,000 649-char remark

    Show marketing remark (649 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home in the heart of Maysville-ideal for the first time homebuyer or a valuable addition to your investment portfolio. This property comes with an additional parcel and lot with garage included, offering extra space and flexibility that's hard to find at this price point. With a little TLC and some elbow grease, you can transform this house into a cozy home or a strong income-producing rental. Featuring a practical layout, comfortable living spaces, and convenient location, this property provides affordability and opportunity all in one. Don't miss out on this versatile Maysville gem!

18. 2025-12-01
    price $115,000 649-char remark

    Show marketing remark (649 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home in the heart of Maysville-ideal for the first time homebuyer or a valuable addition to your investment portfolio. This property comes with an additional parcel and lot with garage included, offering extra space and flexibility that's hard to find at this price point. With a little TLC and some elbow grease, you can transform this house into a cozy home or a strong income-producing rental. Featuring a practical layout, comfortable living spaces, and convenient location, this property provides affordability and opportunity all in one. Don't miss out on this versatile Maysville gem!

19. 2025-11-29
    listed $135,000 Active 649-char remark

    Show marketing remark (649 chars)

    Discover the potential in this charming 2-bedroom, 1-bath home in the heart of Maysville-ideal for the first time homebuyer or a valuable addition to your investment portfolio. This property comes with an additional parcel and lot with garage included, offering extra space and flexibility that's hard to find at this price point. With a little TLC and some elbow grease, you can transform this house into a cozy home or a strong income-producing rental. Featuring a practical layout, comfortable living spaces, and convenient location, this property provides affordability and opportunity all in one. Don't miss out on this versatile Maysville gem!

20. 1999-06-01
    soldstatus $34,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $421 · $35/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$224/yr (+$19/mo · 53.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,744
• − Mortgage interest: −$4,201
• − Property taxes: −$421
• − Insurance: −$375
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$2,182
• Taxable income: $1,005
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $1,940/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mason County
• NCES district ID: 2103870
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $39,917
• Composite: 26.84/100
• National rank: #7109
• State rank: #92 of 165 in KY

Livability — Maysville

• Score: 63/100
• State rank: #325
• US rank: #15583

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing A+ Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, KY
• County: Mason · 13,978 people
• Population (ZIP): 13,978
• Household income: $49,549
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 6.0

Population outlook (Mason County) Hauer SSP2

• Today (2025): 16,224 people
• By 2030: 15,618 · -3.7%
• By 2040: 14,261 · -12.1%
• By 2050: 12,858 · -20.7%
• By 2075: 9,913 · -38.9%
• By 2100: 7,142 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 2% Serbian 1% Polish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+43.7) · D 27.5% · R 71.2% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -17.0pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+39.1 2016: R+41.2 2012: R+23.3 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.98%
• Current HPI: 209.1455
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+114.9% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $75,000 NKMLS
• 2026-02-01 Price Changed $95,000 NKMLS
• 2025-12-01 Price Changed $115,000 NKMLS
• 2025-11-29 Listed $135,000 NKMLS
• 1999-06-01 Sold (Public Records) $34,900 Public Records

Property tax history

-0.6%/yr

Latest (2025): $421 · -0.7% YoY. Source: county tax records.