3920 Brownsville Rd · Brownsville, KY 42210

$149,900

4 bd · 1.0 ba · 1,658 sqft · Other · 23 Days on market

Built 1936 2.50 ac lot

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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 +19.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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 MLS

Don’t miss this remodeled 4-bedroom home on 2.5 acres! Enjoy a peaceful setting with a creek, barn, and partially fenced land, perfect for hobby farming or outdoor living. Includes storm cellar and brand-new HVAC. Excellent opportunity for rental income or a private getaway.

Key facts

• Barn
• Creek
• Peaceful setting

Tags

• REMODELED HOME
• PEACEFUL SETTING
• CREEK
• BARN
• PARTIALLY FENCED LAND
• STORM CELLAR

Property features AI

Finance

• Other: Property is waterfront; Farm-style fencing; Lot is approximately 2.5 acres; Lot features: see remarks
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Electricity connected; One HVAC unit
• Home design: Single-family residence; Two-story home; Built in 1936; Other structures include a barn
• Construction: Vinyl siding exterior; Metal roof; Concrete block foundation
• Exterior features: No exterior features listed

Interior

• Kitchen: Kitchen on the first floor; Pantry adjacent to the kitchen
• Bedrooms: Four bedrooms total; Primary bedroom on the first floor; Two bedrooms on the second floor; Two bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Nine rooms total; Living room on the first floor; Bonus room on the first floor; Pantry on the first floor; No basement
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 27 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.6% 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 (6.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $39k; list at $150k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.39×
• Total profit: $58,403
• Equity at exit: $99,638

10-year hold

• IRR: 19.3%
• Equity multiple: 4.88×
• Total profit: $162,821
• Equity at exit: $185,547

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 42210

• Home prices YoY: 2.2%
• Active inventory: 27
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $157

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 85%

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 27 events

1. 2026-06-19
   days on market $149,900 Active 23 DOM
2. 2026-06-18
   days on market $149,900 Active 22 DOM
3. 2026-06-17
   days on market $149,900 Active 21 DOM
4. 2026-06-16
   days on market $149,900 Active 20 DOM
5. 2026-06-15
   days on market $149,900 Active 19 DOM
6. 2026-06-14
   days on market $149,900 Active 17 DOM
7. 2026-06-13
   days on market $149,900 Active 16 DOM
8. 2026-06-10
   days on market $149,900 Active 14 DOM
9. 2026-06-09
   days on market $149,900 Active 13 DOM
10. 2026-06-08
    days on market $149,900 Active 12 DOM
11. 2026-06-07
    days on market $149,900 Active 11 DOM
12. 2026-06-05
    days on market $149,900 Active 8 DOM
13. 2026-06-03
    days on market $149,900 Active 7 DOM
14. 2026-06-02
    days on market $149,900 Active 6 DOM
15. 2026-06-01
    days on market $149,900 Active 5 DOM
16. 2026-05-31
    days on market $149,900 Active 4 DOM
17. 2026-05-30
    days on market $149,900 Active 3 DOM
18. 2026-05-07
    historical Active Under Contract 281-char remark

    Show marketing remark (281 chars)

    Don’t miss this remodeled 4-bedroom home on 2.5 acres! Enjoy a peaceful setting with a creek, barn, and partially fenced land, perfect for hobby farming or outdoor living. Includes storm cellar and brand-new HVAC. Excellent opportunity for rental income or a private getaway.

19. 2026-05-07
    status Pending

    Show marketing remark (281 chars)

    Don’t miss this remodeled 4-bedroom home on 2.5 acres! Enjoy a peaceful setting with a creek, barn, and partially fenced land, perfect for hobby farming or outdoor living. Includes storm cellar and brand-new HVAC. Excellent opportunity for rental income or a private getaway.

20. 2026-05-04
    listed $149,900 Active 281-char remark

    Show marketing remark (281 chars)

    Don’t miss this remodeled 4-bedroom home on 2.5 acres! Enjoy a peaceful setting with a creek, barn, and partially fenced land, perfect for hobby farming or outdoor living. Includes storm cellar and brand-new HVAC. Excellent opportunity for rental income or a private getaway.

21. 2026-05-04
    listed $149,900 Active

    Show marketing remark (281 chars)

    Don’t miss this remodeled 4-bedroom home on 2.5 acres! Enjoy a peaceful setting with a creek, barn, and partially fenced land, perfect for hobby farming or outdoor living. Includes storm cellar and brand-new HVAC. Excellent opportunity for rental income or a private getaway.

22. 2024-11-18
    soldstatus $39,200 Closed 197-char remark

    Show marketing remark (197 chars)

    Handyman Special w/ Barn on 2.6 Acres. Owner has never been to property and has no knowledge of condition and features, selling as-is. Currently leased on a month to month basis for $600 per month.

23. 2024-11-13
    historical Active Under Contract 197-char remark

    Show marketing remark (197 chars)

    Handyman Special w/ Barn on 2.6 Acres. Owner has never been to property and has no knowledge of condition and features, selling as-is. Currently leased on a month to month basis for $600 per month.

24. 2024-11-11
    price $69,900 197-char remark

    Show marketing remark (197 chars)

    Handyman Special w/ Barn on 2.6 Acres. Owner has never been to property and has no knowledge of condition and features, selling as-is. Currently leased on a month to month basis for $600 per month.

25. 2024-07-16
    listed $99,900 Active 197-char remark

    Show marketing remark (197 chars)

    Handyman Special w/ Barn on 2.6 Acres. Owner has never been to property and has no knowledge of condition and features, selling as-is. Currently leased on a month to month basis for $600 per month.

26. 2016-02-02
    soldstatus $20,100
27. 1992-08-01
    soldstatus $22,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,125
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,361
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $2,015/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): 4,201

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · German/W. Germanic 4% Spanish 2% Other Asian/Pacific 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: ▲ 6.57%
• Current HPI: 299.193
• 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

+581.4% since first listed

10 events — show timeline

• 2026-05-07 Contingent — RASKMLS
• 2026-05-07 Pending — Metro Search MLS
• 2026-05-04 Listed $149,900 Metro Search MLS
• 2026-05-04 Listed $149,900 RASKMLS
• 2024-11-18 Sold (MLS) $39,200 RASKMLS
• 2024-11-13 Contingent — RASKMLS
• 2024-11-11 Price Changed $69,900 RASKMLS
• 2024-07-16 Listed $99,900 RASKMLS
• 2016-02-02 Sold (Public Records) $20,100 Public Records
• 1992-08-01 Sold (Public Records) $22,000 Public Records

Property tax history

+14.2%/yr

Latest (2022): $214 · -0.5% YoY. Source: county tax records.