10185 W Hwy 80 · Burnside, KY 42544

$145,000

3 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 309 Days on market

Built 1970 Fair condition 0.50 ac lot $94/sqft · 21% below area Est $183k · 21% under ↓ 9% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Great Opportunity for a rental or a fixer upper! Amazing location just off of Hwy 80 in Nancy. This home was recently used for a rental and would be fabulous restored back to its original beauty. Featuring 4BRs and 1BA. Just minutes to Lees Ford Marina and Pulaski Park,

Key facts

• Amazing location
• Just off of hwy 80
• 0.5 acre lot

Tags

• AMAZING LOCATION
• JUST OFF OF HWY 80
• MINUTES TO LEES FORD MARINA
• MINUTES TO PULASKI PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (6.1% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: 172 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 $923 of equity ($1k loan paydown + $-79 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $182,578
• List price: $145,000
• Delta: -20.58%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.17×
• Total profit: $6,967
• Equity at exit: $41,710

10-year hold

• IRR: 9.0%
• Equity multiple: 1.97×
• Total profit: $39,452
• Equity at exit: $49,825

Cash invested: $40,600 (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 42544

• Home prices YoY: -0.0%
• Active inventory: 172
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $183

Break-even live

Break-even rent $1,131

Max offer price $145,000

Occupancy floor 82%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 309 DOM
2. 2026-06-17
   days on market $145,000 Active 308 DOM
3. 2026-06-16
   days on market $145,000 Active 307 DOM
4. 2026-06-15
   days on market $145,000 Active 306 DOM
5. 2026-06-13
   days on market $145,000 Active 304 DOM
6. 2026-06-12
   days on market $145,000 Active 303 DOM
7. 2026-06-09
   days on market $145,000 Active 300 DOM
8. 2026-06-08
   days on market $145,000 Active 299 DOM
9. 2026-06-07
   days on market $145,000 Active 298 DOM
10. 2026-06-07
    days on market $145,000 Active 297 DOM
11. 2026-06-04
    days on market $145,000 Active 294 DOM
12. 2026-06-02
    days on market $145,000 Active 293 DOM
13. 2026-06-01
    days on market $145,000 Active 292 DOM
14. 2026-05-31
    days on market $145,000 Active 291 DOM
15. 2026-05-31
    days on market $145,000 Active 290 DOM
16. 2025-11-23
    price $145,000 270-char remark

    Show marketing remark (270 chars)

    Great Opportunity for a rental or a fixer upper! Amazing location just off of Hwy 80 in Nancy. This home was recently used for a rental and would be fabulous restored back to its original beauty. Featuring 4BRs and 1BA. Just minutes to Lees Ford Marina and Pulaski Park,

17. 2025-08-13
    listed $159,900 Active 270-char remark

    Show marketing remark (270 chars)

    Great Opportunity for a rental or a fixer upper! Amazing location just off of Hwy 80 in Nancy. This home was recently used for a rental and would be fabulous restored back to its original beauty. Featuring 4BRs and 1BA. Just minutes to Lees Ford Marina and Pulaski Park,

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$379/yr (+$32/mo · 43.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 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: $16,339
• − Mortgage interest: −$8,122
• − Property taxes: −$868
• − Insurance: −$725
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,218
• Taxable loss: −$209
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $2,240/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This property presents a great opportunity for a rental or a fixer-upper. It requires significant exterior and interior work to bring it up to a fair condition.

Repairs flagged

• Major Overgrown vegetation — Blocks view and creates a neglected appearance
• Major Debris — Blocks view and creates a neglected appearance
• Moderate Exterior siding — Appears weathered and in need of cleaning

Value-add opportunities

• Both Landscaping and exterior cleaning — Enhances curb appeal and prepares the property for sale or rental
• Both Interior painting — Improves the home's appearance and can be a quick ROI
• Both Kitchen and bathroom updates — These are common areas that can significantly impact the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Blocks view and creates a neglected appearance	Major	$15,000–50,000
Debris · Blocks view and creates a neglected appearance	Major	$15,000–50,000
Exterior siding · Appears weathered and in need of cleaning	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Enhances curb appeal and prepares the property for sale or rental ↑
• Both Interior painting — Improves the home's appearance and can be a quick ROI ↑
• Both Kitchen and bathroom updates — These are common areas that can significantly impact the home's value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 5,731

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 (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Serbian 4% Romanian 2% Italian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Other Indo-European 1% Chinese 1% Vietnamese 1%

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: ▼ -0.05%
• Current HPI: 273.9998
• 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

-9.3% since first listed

2 events — show timeline

• 2025-11-23 Price Changed $145,000 ImagineMLS
• 2025-08-13 Listed $159,900 ImagineMLS

Property tax history

-2.3%/yr

Latest (2025): $868 · -2.3% YoY. Source: county tax records.