83 W French Ave · Burnside, KY 42519

$149,900

3 bd · 2.0 ba · 1,432 sqft · SingleFamily public records · 43 Days on market

Built 1970 10,018 sqft lot Est $188k · 20% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• Appreciation +7.6/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gorgeous historic home right in the heartland of Burnside! Lake lovers here's your chance to own this two story, completely remodeled house! Less than 1 minute from the main dock, also within walking distance to Lake Cumberland. This home is a wow as soon as you step in with painted white beautiful cozy brick fire place perfect for those family holidays to enjoy the burning wood fireplace with the huge Christmas tree next to it. Large living room, natural hardwood flooring, separate formal dining room. Features 3 bedrooms upstairs. Nice size deck, fenced in back yard and wooded for privacy. You have a wonderful balcony from the upstairs over looking the night set views, This home has so much to talk about! Don't miss your chance!

Key facts

• Spacious backyard
• Bonus room
• Two story

Tags

• TWO STORY
• WOOD BURNING FIREPLACE
• COVERED FRONT PORCHES
• SPACIOUS BACKYARD
• BONUS ROOM

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Two-story house
• Construction: Built with vinyl siding; Block foundation; Shingle roof; Total building area 1,426
• Exterior features: Neighborhood view; Public water

Interior

• Kitchen: No appliances included
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating (heat pump); Electric cooling (heat pump)
• Interior features: Fireplace; Neighborhood view
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.0% in Burnside — 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 71/100 on livability (#141 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Burnside Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 432 students, 84% FRL); Southern Middle School (math 41% / reading 50%, grade D+, #32 of 217 statewide, top 15%, 941 students, 68% FRL); Southwestern High School (math 33% / reading 43%, grade F, #55 of 254 statewide, top 22%, 1,265 students, 64% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 43 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $187,592
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 S Grandview Ave	0.22mi	3/1.5	1,455 (+2%)	8mo	$245,000	$168	78
50 Cumberland Ave	0.19mi	3/1.0	1,346 (-6%)	7mo	$35,000	$26	71
198 W Antioch Ave	0.27mi	3/1.0	1,288 (-10%)	23mo	$169,000	$131	47
77 Poplar Ave	0.47mi	2/1.0 (-1)	1,337 (-7%)	24mo	$125,000	$93	39

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

Projected returns pro-forma

5.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.33×
• Total profit: $55,970
• Equity at exit: $86,710

10-year hold

• IRR: 20.5%
• Equity multiple: 4.60×
• Total profit: $151,262
• Equity at exit: $151,129

Cash invested: $41,972 (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 42519

• Home prices YoY: 1.5%
• Active inventory: 84
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $311

Break-even live

Break-even rent $1,173

Max offer price $149,900

Occupancy floor 75%

Sensitivity live

Price	-10% $396	-5% $353	+0% $311	+5% $269	+10% $226
Rent	-10% $187	-5% $249	+0% $311	+5% $373	+10% $435
Rate	-1.0pp $386	-0.5pp $349	base $311	+0.5pp $272	+1.0pp $233

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $149,900 Active 43 DOM
2. 2026-06-18
   days on market $149,900 Active 41 DOM
3. 2026-06-17
   days on market $149,900 Active 40 DOM
4. 2026-06-16
   days on market $149,900 Active 39 DOM
5. 2026-06-15
   days on market $149,900 Active 38 DOM
6. 2026-06-13
   days on market $149,900 Active 36 DOM
7. 2026-06-12
   pricedays on market $149,900 Active 35 DOM
8. 2026-06-09
   days on market $154,900 Active 32 DOM
9. 2026-06-08
   days on market $154,900 Active 31 DOM
10. 2026-06-07
    days on market $154,900 Active 30 DOM
11. 2026-06-07
    days on market $154,900 Active 29 DOM
12. 2026-06-04
    pricedays on market $154,900 Active 26 DOM
13. 2026-06-02
    days on market $159,900 Active 25 DOM
14. 2026-06-01
    days on market $159,900 Active 24 DOM
15. 2026-05-31
    days on market $159,900 Active 23 DOM
16. 2026-05-31
    days on market $159,900 Active 22 DOM
17. 2026-05-19
    status Active
18. 2026-05-14
    historical Contingent
19. 2026-05-08
    listed $159,900 Active
20. 2021-11-09
    soldstatus $130,000
21. 2021-11-01
    soldstatus $130,000 739-char remark

    Show marketing remark (739 chars)

    Gorgeous historic home right in the heartland of Burnside! Lake lovers here's your chance to own this two story, completely remodeled house! Less than 1 minute from the main dock, also within walking distance to Lake Cumberland. This home is a wow as soon as you step in with painted white beautiful cozy brick fire place perfect for those family holidays to enjoy the burning wood fireplace with the huge Christmas tree next to it. Large living room, natural hardwood flooring, separate formal dining room. Features 3 bedrooms upstairs. Nice size deck, fenced in back yard and wooded for privacy. You have a wonderful balcony from the upstairs over looking the night set views, This home has so much to talk about! Don't miss your chance!

22. 2021-07-24
    historical
23. 2021-07-21
    listed $139,000 739-char remark

    Show marketing remark (739 chars)

    Gorgeous historic home right in the heartland of Burnside! Lake lovers here's your chance to own this two story, completely remodeled house! Less than 1 minute from the main dock, also within walking distance to Lake Cumberland. This home is a wow as soon as you step in with painted white beautiful cozy brick fire place perfect for those family holidays to enjoy the burning wood fireplace with the huge Christmas tree next to it. Large living room, natural hardwood flooring, separate formal dining room. Features 3 bedrooms upstairs. Nice size deck, fenced in back yard and wooded for privacy. You have a wonderful balcony from the upstairs over looking the night set views, This home has so much to talk about! Don't miss your chance!

24. 2021-07-21
    listed $139,000

    Show marketing remark (739 chars)

    Gorgeous historic home right in the heartland of Burnside! Lake lovers here's your chance to own this two story, completely remodeled house! Less than 1 minute from the main dock, also within walking distance to Lake Cumberland. This home is a wow as soon as you step in with painted white beautiful cozy brick fire place perfect for those family holidays to enjoy the burning wood fireplace with the huge Christmas tree next to it. Large living room, natural hardwood flooring, separate formal dining room. Features 3 bedrooms upstairs. Nice size deck, fenced in back yard and wooded for privacy. You have a wonderful balcony from the upstairs over looking the night set views, This home has so much to talk about! Don't miss your chance!

25. 2019-07-31
    soldstatus $79,500
26. 2019-07-31
    soldstatus $79,500
27. 2019-05-29
    listed $79,900
28. 2012-08-31
    soldstatus $21,000
29. 2012-07-24
    listed $26,900
30. 2006-05-19
    soldstatus $76,500

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$349/yr (+$29/mo · 37.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,803
• − Mortgage interest: −$8,397
• − Property taxes: −$940
• − Insurance: −$750
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,361
• Taxable income: $1,347
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $3,408/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Burnside

• Score: 71/100
• State rank: #141
• US rank: #6774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burnside, KY
• Population (ZIP): 2,800

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3% Native American 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.19%
• Current HPI: 358.2137
• 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

+109.0% since first listed

14 events — show timeline

• 2026-05-19 Relisted — ImagineMLS
• 2026-05-14 Contingent — ImagineMLS
• 2026-05-08 Listed $159,900 ImagineMLS
• 2021-11-09 Sold (Public Records) $130,000 Public Records
• 2021-11-01 Sold (MLS) $130,000 ImagineMLS
• 2021-07-24 Listing Removed — ImagineMLS
• 2021-07-21 Listed $139,000 ImagineMLS
• 2021-07-21 Listed $139,000 ImagineMLS
• 2019-07-31 Sold (Public Records) $79,500 Public Records
• 2019-07-31 Sold (MLS) $79,500 ImagineMLS
• 2019-05-29 Listed $79,900 ImagineMLS
• 2012-08-31 Sold (MLS) $21,000 ImagineMLS
• 2012-07-24 Listed $26,900 ImagineMLS
• 2006-05-19 Sold (Public Records) $76,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $940 · -2.3% YoY. Source: county tax records.