84 Sycamore St · Burnside, KY 42519

$79,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 64 Days on market

Built 1970 1.39 ac lot $111/sqft · 44% below area Est $114k · 30% under

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Why this score? — see what drove the A 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• 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

CALLING ALL INVESTORS!! What an exceptional opportunity to experience elevated living just moments from the Beautiful Lake Cumberland! Perfectly positioned in a charming and peaceful setting, this residence offers so much! Whether you're looking for your vacation family retreat near the water, air BNB, or rental investment. This adorable cozy home brings that cabin feel inside, stepping outside to the covered porch looking at the great size yard of 1.39 acres, there is also a rv hook up, along with a separate electric pole and septic ready to build your dream home on or add another trailer on, driveway for that is already graveled. You don't want to miss this great opportunity! Call today!

Key facts

• 1.39 acre lot
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: schools D+, 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.
• 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 $5k of equity ($552 loan paydown + $4k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $80k implies a 699% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1970 — 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: 1.71% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.27%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $113,536
• List price: $79,900
• Delta: -29.63%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 38.0%
• Equity multiple: 3.36×
• Total profit: $52,884
• Equity at exit: $46,218

10-year hold

• IRR: 36.0%
• Equity multiple: 6.83×
• Total profit: $130,501
• Equity at exit: $80,555

Cash invested: $22,372 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $527

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 64 DOM
2. 2026-06-17
   days on market $79,900 Active 63 DOM
3. 2026-06-16
   days on market $79,900 Active 62 DOM
4. 2026-06-15
   days on market $79,900 Active 61 DOM
5. 2026-06-13
   days on market $79,900 Active 59 DOM
6. 2026-06-12
   days on market $79,900 Active 58 DOM
7. 2026-06-09
   days on market $79,900 Active 55 DOM
8. 2026-06-08
   days on market $79,900 Active 54 DOM
9. 2026-06-07
   days on market $79,900 Active 53 DOM
10. 2026-06-07
    days on market $79,900 Active 52 DOM
11. 2026-06-04
    days on market $79,900 Active 49 DOM
12. 2026-06-03
    price $79,900 Active 48 DOM
13. 2026-06-02
    days on market $94,900 Active 48 DOM
14. 2026-06-01
    days on market $94,900 Active 47 DOM
15. 2026-05-31
    days on market $94,900 Active 46 DOM
16. 2026-05-31
    days on market $94,900 Active 45 DOM
17. 2026-05-11
    price $94,900 699-char remark

    Show marketing remark (699 chars)

    CALLING ALL INVESTORS!! What an exceptional opportunity to experience elevated living just moments from the Beautiful Lake Cumberland! Perfectly positioned in a charming and peaceful setting, this residence offers so much! Whether you're looking for your vacation family retreat near the water, air BNB, or rental investment. This adorable cozy home brings that cabin feel inside, stepping outside to the covered porch looking at the great size yard of 1.39 acres, there is also a rv hook up, along with a separate electric pole and septic ready to build your dream home on or add another trailer on, driveway for that is already graveled. You don't want to miss this great opportunity! Call today!

18. 2026-04-27
    price $99,900 699-char remark

    Show marketing remark (699 chars)

    CALLING ALL INVESTORS!! What an exceptional opportunity to experience elevated living just moments from the Beautiful Lake Cumberland! Perfectly positioned in a charming and peaceful setting, this residence offers so much! Whether you're looking for your vacation family retreat near the water, air BNB, or rental investment. This adorable cozy home brings that cabin feel inside, stepping outside to the covered porch looking at the great size yard of 1.39 acres, there is also a rv hook up, along with a separate electric pole and septic ready to build your dream home on or add another trailer on, driveway for that is already graveled. You don't want to miss this great opportunity! Call today!

19. 2026-04-14
    listed $109,900 Active 699-char remark

    Show marketing remark (699 chars)

    CALLING ALL INVESTORS!! What an exceptional opportunity to experience elevated living just moments from the Beautiful Lake Cumberland! Perfectly positioned in a charming and peaceful setting, this residence offers so much! Whether you're looking for your vacation family retreat near the water, air BNB, or rental investment. This adorable cozy home brings that cabin feel inside, stepping outside to the covered porch looking at the great size yard of 1.39 acres, there is also a rv hook up, along with a separate electric pole and septic ready to build your dream home on or add another trailer on, driveway for that is already graveled. You don't want to miss this great opportunity! Call today!

20. 2020-02-12
    soldstatus $10,000
21. 2018-11-20
    soldstatus $16,000
22. 2007-10-10
    soldstatus $16,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,392
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,324
• Taxable income: $5,371
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $5,035/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

• 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

+493.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $94,900 ImagineMLS
• 2026-04-27 Price Changed $99,900 ImagineMLS
• 2026-04-14 Listed $109,900 ImagineMLS
• 2020-02-12 Sold (Public Records) $10,000 Public Records
• 2018-11-20 Sold (Public Records) $16,000 Public Records
• 2007-10-10 Sold (Public Records) $16,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $108 · -2.3% YoY. Source: county tax records.