11013 KY Hwy 259 N · Brownsville, KY 42207

$119,900

3 bd · 1.5 ba · 1,674 sqft · Other · 85 Days on market

Built 1968 2.00 ac lot ↓ 7% since listing

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.9/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large 3 bed, 1.5 bath home with 2 acres is ready to be remodeled. Price reflects condition and remaining work left to be done. New electric panel 2024, Septic inspection and cleanout 2024. Only 2 miles to Nolin Lake. Sold AS-IS, seller will not make any repairs.

Key facts

• 2 acres
• New electric panel
• 2 acre lot

Tags

• 2 ACRES
• NEW ELECTRIC PANEL
• 2 MILES TO NOLIN LAKE

Property features AI

Exterior

• Parking: Attached garage; Asphalt driveway; 1 garage space
• Utilities: Septic tank sewer
• Home design: Single family residence (Residential); Situated on approximately 2 acres
• Construction: Brick construction
• Exterior features: Metal roof

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: No heating listed
• Interior features: Hardwood flooring; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.3% in Brownsville — 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 66/100 on livability (#234 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.
• Edmonson County (rural): math 31% / reading 43% proficiency, ranked #53 of 165 in KY (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($829 loan paydown + $2k appreciation (1.8% local appreciation)).
• Edmonson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.01% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.53×
• Total profit: $17,884
• Equity at exit: $45,801

10-year hold

• IRR: 13.2%
• Equity multiple: 2.73×
• Total profit: $58,135
• Equity at exit: $64,828

Cash invested: $33,572 (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 42207

• Home prices YoY: 0.7%
• Active inventory: 20
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $174

Break-even live

Break-even rent $995

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $119,900 Active 85 DOM
2. 2026-06-18
   days on market $119,900 Active 84 DOM
3. 2026-06-17
   days on market $119,900 Active 83 DOM
4. 2026-06-16
   days on market $119,900 Active 82 DOM
5. 2026-06-15
   days on market $119,900 Active 81 DOM
6. 2026-06-14
   days on market $119,900 Active 79 DOM
7. 2026-06-13
   days on market $119,900 Active 78 DOM
8. 2026-06-10
   days on market $119,900 Active 76 DOM
9. 2026-06-09
   days on market $119,900 Active 75 DOM
10. 2026-06-08
    days on market $119,900 Active 74 DOM
11. 2026-06-07
    days on market $119,900 Active 73 DOM
12. 2026-06-05
    days on market $119,900 Active 70 DOM
13. 2026-06-03
    pricedays on market $119,900 Active 69 DOM
14. 2026-06-02
    days on market $129,900 Active 68 DOM
15. 2026-06-01
    days on market $129,900 Active 67 DOM
16. 2026-05-31
    days on market $129,900 Active 66 DOM
17. 2026-05-30
    days on market $129,900 Active 65 DOM
18. 2026-04-17
    price $129,900
19. 2026-03-26
    listed $139,900 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,575
• − Mortgage interest: −$6,716
• − Property taxes: −$1,283
• − Insurance: −$600
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,488
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,049/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: Edmonson County
• NCES district ID: 2101620
• Math proficiency: 31% ▼ -26.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $38,615
• Composite: 30.88/100
• National rank: #6119
• State rank: #53 of 165 in KY

Livability — Brownsville

• Score: 66/100
• State rank: #234
• US rank: #11426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,099

Population outlook (Edmonson County) Hauer SSP2

• Today (2025): 12,032 people
• By 2030: 11,768 · -2.2%
• By 2040: 11,038 · -8.3%
• By 2050: 10,147 · -15.7%
• By 2075: 8,085 · -32.8%
• By 2100: 6,540 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%

Political lean MEDSL · Edmonson

• 2024 margin: Solid R (+62.9) · D 17.9% · R 80.8% · Other 1.3%
• 2008→2024 swing: -26.7pp toward R · 2008: -36.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+58.7 2016: R+60.2 2012: R+39.8 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.77%
• Current HPI: 272.5875
• 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

-7.1% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $129,900 HKARMLS
• 2026-03-26 Listed $139,900 HKARMLS

Property tax history

+10.5%/yr

Latest (2025): $1,283 · +32.3% YoY. Source: county tax records.