53 Warbler Ct · Eddyville, KY 42038

$149,999

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 66 Days on market

Built 2017 ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the lake life! This fully furnished 3-bedroom, 2-bath home sets on a beautiful lot right near Lake Barkley. Inside you'll find a seamless open-concept and split-bedroom layout and you'll love the spacious primary suite with a walk-in closet and a large tiled walk-in shower. On the other side of the home there are two additional bedrooms and a full bath for guests, family, or a home office. Outside, just imagine enjoying peaceful mornings and fun nights on the front and back covered porches. The detached metal carport and 12x16 shed with a loft is also there for your added convenience. This property is located minutes from Mineral Mound golf course, public boat ramp, Venture River Water Park, and I-24 - making this move-in ready home ideal for full-time living or a weekend escape! Come see it today!

Key facts

• Large back deck
• Split-bedroom layout
• Walk-in closet

Tags

• BEAUTIFUL LOT
• SPLIT-BEDROOM LAYOUT
• PRIMARY SUITE
• WALK-IN CLOSET
• LUXURY TILED WALK-IN SHOWER
• LARGE BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/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: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.7% in Eddyville — 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 69/100 on livability (#174 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.34% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.51×
• Total profit: $21,276
• Equity at exit: $22,365

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $77,030
• Equity at exit: $12,969

Cash invested: $42,000 (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 42038

• Home prices YoY: -30.7%
• Active inventory: 118
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $717

Break-even live

Break-even rent $1,109

Max offer price $149,999

Occupancy floor 59%

Sensitivity live

Price	-10% $802	-5% $759	+0% $717	+5% $674	+10% $452
Rent	-10% $557	-5% $637	+0% $717	+5% $796	+10% $876
Rate	-1.0pp $792	-0.5pp $755	base $717	+0.5pp $678	+1.0pp $638

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,999 Active 66 DOM
2. 2026-06-18
   days on market $149,999 Active 64 DOM
3. 2026-06-17
   days on market $149,999 Active 63 DOM
4. 2026-06-16
   days on market $149,999 Active 62 DOM
5. 2026-06-15
   days on market $149,999 Active 61 DOM
6. 2026-06-13
   pricedays on market $149,999 Active 59 DOM
7. 2026-06-12
   days on market $159,999 Active 58 DOM
8. 2026-06-09
   days on market $159,999 Active 55 DOM
9. 2026-06-08
   days on market $159,999 Active 54 DOM
10. 2026-06-07
    days on market $159,999 Active 53 DOM
11. 2026-06-07
    days on market $159,999 Active 52 DOM
12. 2026-06-04
    days on market $159,999 Active 49 DOM
13. 2026-06-02
    days on market $159,999 Active 48 DOM
14. 2026-06-01
    days on market $159,999 Active 47 DOM
15. 2026-05-31
    days on market $159,999 Active 46 DOM
16. 2026-05-31
    days on market $159,999 Active 45 DOM
17. 2026-05-19
    price $159,999 820-char remark

    Show marketing remark (1289 chars)

    Welcome to peaceful country living in Eddyville, Kentucky, just off of Lake Barkley. Priced fully furnished, this 3-bedroom, 2 full bath home sits on a beautiful lot with a mix of open space and wooded areas perfect for gardening, exploring, or simply enjoying nature. Inside, you'll find a layout that offers both functionality and a welcoming atmosphere. The split-bedroom layout provides added privacy, with the primary suite tucked away from the additional bedrooms. This private retreat features a spacious bedroom, walk-in closet, and a luxury tiled walk-in shower. On the opposite end of the home, two additional bedrooms, and a full bath, offer flexibility for guests, family, or office space. The exterior features a large back deck, a double detached metal carport, and a 12x16 shed with loft. Just minutes away from Mineral Mound State Park Golf Course and Boat Ramp, Venture River Water Park, and I-24 Access. You could have your boat in the water in less than 10 minutes! Whether you’re searching for a first time home buy, retirement residence, weekend getaway, or an excellent Airbnb opportunity, this property delivers lifestyle and value in one package. Don't miss out on an amazing opportunity, that is priced to sell, contact the listing agent for a showing TODAY!

18. 2026-05-19
    price $159,999 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to peaceful country living in Eddyville, Kentucky, just off of Lake Barkley. Priced fully furnished, this 3-bedroom, 2 full bath home sits on a beautiful lot with a mix of open space and wooded areas perfect for gardening, exploring, or simply enjoying nature. Inside, you'll find a layout that offers both functionality and a welcoming atmosphere. The split-bedroom layout provides added privacy, with the primary suite tucked away from the additional bedrooms. This private retreat features a spacious bedroom, walk-in closet, and a luxury tiled walk-in shower. On the opposite end of the home, two additional bedrooms, and a full bath, offer flexibility for guests, family, or office space. The exterior features a large back deck, a double detached metal carport, and a 12x16 shed with loft. Just minutes away from Mineral Mound State Park Golf Course and Boat Ramp, Venture River Water Park, and I-24 Access. You could have your boat in the water in less than 10 minutes! Whether you’re searching for a first time home buy, retirement residence, weekend getaway, or an excellent Airbnb opportunity, this property delivers lifestyle and value in one package. Don't miss out on an amazing opportunity, that is priced to sell, contact the listing agent for a showing TODAY!

19. 2026-05-03
    listed $169,999 Active 820-char remark

    Show marketing remark (820 chars)

    Welcome to the lake life! This fully furnished 3-bedroom, 2-bath home sets on a beautiful lot right near Lake Barkley. Inside you'll find a seamless open-concept and split-bedroom layout and you'll love the spacious primary suite with a walk-in closet and a large tiled walk-in shower. On the other side of the home there are two additional bedrooms and a full bath for guests, family, or a home office. Outside, just imagine enjoying peaceful mornings and fun nights on the front and back covered porches. The detached metal carport and 12x16 shed with a loft is also there for your added convenience. This property is located minutes from Mineral Mound golf course, public boat ramp, Venture River Water Park, and I-24 - making this move-in ready home ideal for full-time living or a weekend escape! Come see it today!

20. 2026-04-15
    listed $169,999 Active 1289-char remark

    Show marketing remark (1289 chars)

    Welcome to peaceful country living in Eddyville, Kentucky, just off of Lake Barkley. Priced fully furnished, this 3-bedroom, 2 full bath home sits on a beautiful lot with a mix of open space and wooded areas perfect for gardening, exploring, or simply enjoying nature. Inside, you'll find a layout that offers both functionality and a welcoming atmosphere. The split-bedroom layout provides added privacy, with the primary suite tucked away from the additional bedrooms. This private retreat features a spacious bedroom, walk-in closet, and a luxury tiled walk-in shower. On the opposite end of the home, two additional bedrooms, and a full bath, offer flexibility for guests, family, or office space. The exterior features a large back deck, a double detached metal carport, and a 12x16 shed with loft. Just minutes away from Mineral Mound State Park Golf Course and Boat Ramp, Venture River Water Park, and I-24 Access. You could have your boat in the water in less than 10 minutes! Whether you’re searching for a first time home buy, retirement residence, weekend getaway, or an excellent Airbnb opportunity, this property delivers lifestyle and value in one package. Don't miss out on an amazing opportunity, that is priced to sell, contact the listing agent for a showing TODAY!

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $1,290 · $107/mo
• Expected delta: +$970/yr (+$81/mo · 302.6%)

ⓘ 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 ≥109°F today · 19 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: $24,191
• − Mortgage interest: −$8,402
• − Property taxes: −$320
• − Insurance: −$750
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$4,364
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $7,045/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 of 165 in KY

Livability — Eddyville

• Score: 69/100
• State rank: #174
• US rank: #8755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,045

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.82%
• Current HPI: 148.5677
• 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

-5.9% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $159,999 WKRMLS
• 2026-05-19 Price Changed $159,999 GORAMLS
• 2026-05-03 Listed $169,999 WKRMLS
• 2026-04-15 Listed $169,999 GORAMLS

Property tax history

+4.8%/yr

Latest (2025): $320 · -1.1% YoY. Source: county tax records.