214 Cunningham St · Sadieville, KY 40370

$190,000

3 bd · 1.5 ba · 1,568 sqft · Other public records · 43 Days on market

8,276 sqft lot $121/sqft · 6% below area Est $213k · 11% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Farmhouse Charm! This Adorable Home Located in Sadieville features Beautiful Hardwood Floors, Updated Bathroom, Spacious 1st Floor Bedroom, Fenced Yard & Storage Shed. Don't wait to see this one!

Key facts

• Extra storage
• Room for pets
• 8,276 sq ft lot

Tags

• PARTIAL UNFINISHED BASEMENT
• EXTRA STORAGE
• ROOM FOR PETS
• MINUTES FROM GEORGETOWN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Two-level house
• Construction: Vinyl siding; Block foundation; Composition/shingle roof; Built as a house
• Exterior features: Chain link fence; Shed(s)

Interior

• Bedrooms: Total rooms: 8
• Flooring: Hardwood; Vinyl; Parquet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Fireplace; Hardwood, vinyl, and parquet flooring
• Laundry & utility: Washer hookup (lower level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 2.4% in Sadieville — 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 65/100 on livability (#272 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Elementary School (math 43% / reading 48%, grade D-, #142 of 676 statewide, top 21%, 454 students, 34% FRL); Royal Spring Middle School (math 34% / reading 54%, grade D, #40 of 217 statewide, top 19%, 726 students, 44% FRL); Scott County High School (math 34% / reading 37%, grade F, #73 of 254 statewide, top 28%, 1,197 students, 40% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

• ARV (median comp): $212,702
• List price: $190,000
• Delta: -10.67%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $32,991
• Equity at exit: $28,330

10-year hold

• IRR: 24.1%
• Equity multiple: 3.08×
• Total profit: $110,797
• Equity at exit: $16,428

Cash invested: $53,200 (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 40370

• Home prices YoY: -17.4%
• Active inventory: 24
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,002

Break-even live

Break-even rent $1,533

Max offer price $190,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,109	-5% $1,055	+0% $1,002	+5% $948	+10% $894
Rent	-10% $780	-5% $891	+0% $1,002	+5% $1,112	+10% $1,223
Rate	-1.0pp $1,097	-0.5pp $1,050	base $1,002	+0.5pp $952	+1.0pp $902

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $190,000 Active 43 DOM
2. 2026-06-17
   days on market $190,000 Active 42 DOM
3. 2026-06-16
   days on market $190,000 Active 41 DOM
4. 2026-06-15
   days on market $190,000 Active 40 DOM
5. 2026-06-14
   days on market $190,000 Active 38 DOM
6. 2026-06-10
   days on market $190,000 Active 35 DOM
7. 2026-06-09
   days on market $190,000 Active 34 DOM
8. 2026-06-08
   days on market $190,000 Active 33 DOM
9. 2026-06-07
   days on market $190,000 Active 32 DOM
10. 2026-06-05
    pricedays on market $190,000 Active 29 DOM
11. 2026-06-03
    days on market $209,625 Active 28 DOM
12. 2026-06-02
    days on market $209,625 Active 27 DOM
13. 2026-06-01
    days on market $209,625 Active 26 DOM
14. 2026-05-31
    days on market $209,625 Active 25 DOM
15. 2026-05-31
    days on market $209,625 Active 24 DOM
16. 2026-05-06
    listed $215,000 Active 585-char remark
17. 2021-05-12
    soldstatus $159,900
18. 2021-05-06
    soldstatus $159,900 Closed 199-char remark

    Show marketing remark (199 chars)

    Farmhouse Charm! This Adorable Home Located in Sadieville features Beautiful Hardwood Floors, Updated Bathroom, Spacious 1st Floor Bedroom, Fenced Yard & Storage Shed. Don't wait to see this one!

19. 2021-04-30
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Farmhouse Charm! This Adorable Home Located in Sadieville features Beautiful Hardwood Floors, Updated Bathroom, Spacious 1st Floor Bedroom, Fenced Yard & Storage Shed. Don't wait to see this one!

20. 2021-03-31
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Farmhouse Charm! This Adorable Home Located in Sadieville features Beautiful Hardwood Floors, Updated Bathroom, Spacious 1st Floor Bedroom, Fenced Yard & Storage Shed. Don't wait to see this one!

21. 2021-03-27
    listed $159,900 Active 199-char remark

    Show marketing remark (199 chars)

    Farmhouse Charm! This Adorable Home Located in Sadieville features Beautiful Hardwood Floors, Updated Bathroom, Spacious 1st Floor Bedroom, Fenced Yard & Storage Shed. Don't wait to see this one!

22. 2018-07-12
    soldstatus $80,000

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$4/yr ($0/mo · 0.3%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,616
• − Mortgage interest: −$10,643
• − Property taxes: −$1,630
• − Insurance: −$950
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$5,527
• Taxable income: $9,488
• Est. tax owed @ 24.0%: −$2,277
• After-tax cash flow: $9,743/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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Sadieville

• Score: 65/100
• State rank: #272
• US rank: #13230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sadieville, KY
• City population: 2,662
• Population (ZIP): 2,662

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 180.1927
• 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

+137.5% since first listed

9 events — show timeline

• 2026-06-03 Price Changed $190,000 ImagineMLS
• 2026-05-23 Price Changed $209,625 ImagineMLS
• 2026-05-06 Listed $215,000 ImagineMLS
• 2021-05-12 Sold (Public Records) $159,900 Public Records
• 2021-05-06 Sold (MLS) $159,900 ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-03-31 Pending — ImagineMLS
• 2021-03-27 Listed $159,900 ImagineMLS
• 2018-07-12 Sold (Public Records) $80,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,630 · +0.0% YoY. Source: county tax records.