5796 Us-68 · Perryville, KY 40328

$99,000

3 bd · 1.5 ba · 2,533 sqft · SingleFamily public records · 16 Days on market

Fair condition 1.01 ac lot Est $76k · 30% 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 +20.4/30.0
• Appreciation +10.0/10.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

A dollhouse FIXER UPPER with great bones with scenic panoramic farm views. Boyle County School District (Perryville Elementary). Though it needs TLC, this is an amazing find for someone wanting to do a flip, or a handy craftsman wanting to make a house their own, without starting completely from scratch. Standout features include: a grand foyer entrance with gorgeous curved staircase. Spacious front rooms with fireplaces (non-working), with one offering the option to be used as a first floor primary bedroom. Large den off the 2+ car garage that provides ample storage for cars, mowers, toys, a hobby workshop, farm equipment -- you name it! Pretty side deck with a great farm view, plus a larg

Key facts

• Large deck
• Panoramic farm views
• Curved staircase

Tags

• PANORAMIC FARM VIEWS
• GRAND FOYER ENTRANCE
• CURVED STAIRCASE
• LARGE DECK
• SIDE DECK
• PARTIAL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Approximately 1.009-acre lot; Public records for lot size; Parcel number 005-000-002

Exterior

• Parking: Attached garage; Driveway; Garage faces side; Has garage
• Utilities: Public water available; Septic tank; Electricity available
• Home design: House; One and one-half stories
• Construction: Vinyl siding; Stone foundation; Metal roof; Built as a house
• Exterior features: Shed(s); Few trees; Rural/farm view

Interior

• Kitchen: Dishwasher; Oven; Range; Eat-in kitchen; Breakfast bar
• Bedrooms: Primary bedroom on the first floor
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Other heating type
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Primary bedroom on the first floor; Interior entry basement; Unfinished basement; Fireplace
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#105 in KY, #4,414 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Boyle County (town): math 49% / reading 57% proficiency, ranked #7 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Perryville Elementary School (math 52% / reading 57%, grade C, #66 of 676 statewide, top 11%, 294 students, 46% FRL); Boyle County Middle School (math 52% / reading 58%, grade B-, #9 of 217 statewide, top 5%, 679 students, 50% FRL); Boyle County High School (math 42% / reading 57%, grade D, #13 of 254 statewide, top 5%, 884 students, 45% FRL).
• Market conditions: 4 active listings in the ZIP; 85 units permitted in Boyle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Boyle County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $75,990
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5796 Us-68	0.00mi	3/1.0	2,533 (0%)	0mo	$77,000	$30	98

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $62,174
• Equity at exit: $89,187

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $176,837
• Equity at exit: $192,335

Cash invested: $27,720 (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 40328

• Home prices YoY: 3.8%
• Active inventory: 4
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $128

Break-even live

Break-even rent $1,005

Max offer price $99,000

Occupancy floor 84%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   status Active
2. 2026-05-14
   historical Contingent
3. 2026-05-06
   listed $99,000 Active

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,805 · $234/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,012
• − Mortgage interest: −$5,546
• − Property taxes: −$2,805
• − Insurance: −$495
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,880
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,529/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper has potential with a moderate rehab level, requiring exterior painting, deck replacement, and garage door replacement to improve its curb appeal and functionality.

Repairs flagged

• Minor Deck — Worn wooden deck
• Minor Garage door — Worn garage door
• Minor Ceiling fans — Worn ceiling fans

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn deck — A new deck improves curb appeal and provides a functional outdoor space
• Both Replace worn garage door — A new garage door improves curb appeal and functionality
• Both Upgrade ceiling fans — New ceiling fans improve air circulation and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Worn wooden deck	Minor	$500–3,000
Garage door · Worn garage door	Minor	$500–3,000
Ceiling fans · Worn ceiling fans	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn deck — A new deck improves curb appeal and provides a functional outdoor space ↑
• Both Replace worn garage door — A new garage door improves curb appeal and functionality ↑
• Both Upgrade ceiling fans — New ceiling fans improve air circulation and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Boyle County
• NCES district ID: 2100630
• Math proficiency: 49% ▼ -18.00%
• Reading proficiency: 57% ▼ -18.00%
• Median HH income: $48,352
• Composite: 45.09/100
• National rank: #2692
• State rank: #7 of 165 in KY

Livability — Perryville

• Score: 74/100
• State rank: #105
• US rank: #4414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,016

Population outlook (Boyle County) Hauer SSP2

• Today (2025): 31,908 people
• By 2030: 32,875 · +3.0%
• By 2040: 34,549 · +8.3%
• By 2050: 36,095 · +13.1%
• By 2075: 39,800 · +24.7%
• By 2100: 40,157 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 5% Portuguese 3% Romanian 2%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Boyle

• 2024 margin: Strong R (+29.0) · D 34.7% · R 63.7% · Other 1.5%
• 2008→2024 swing: -5.8pp toward R · 2008: -23.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+24.7 2016: R+29.1 2012: R+26.1 2008: R+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.86%
• Current HPI: 408.5019
• 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

3 events — show timeline

• 2026-05-20 Relisted — ImagineMLS
• 2026-05-14 Contingent — ImagineMLS
• 2026-05-06 Listed $99,000 ImagineMLS