244 Emerald Ln · Hazard, KY 41777

$149,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 132 Days on market

Built 1977 2.00 ac lot $125/sqft · 16% below area Est $170k · 12% under ↓ 12% since listing

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Why this score? — see what drove the D 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).

• ARV discount +12.8/15.0
• Cash flow +8.1/30.0
• Appreciation +5.1/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0

Listing remarks MLS

If you're looking for the perfect place to unwind and relax without all the noise you will love this 3 bedroom 1 bathroom ranch home. Nestled in the mountains with wildlife abound! Sitting on a large 2 acre lot with no close neighbors!

Key facts

• Ranch home
• Wildlife abound
• Large 2 acre lot

Tags

• RANCH HOME
• LARGE 2 ACRE LOT
• WILDLIFE ABOUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (28.9% below list).
• Recommended offer: $107k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#196 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Leslie County (rural): math 35% / reading 46% proficiency, ranked #36 of 165 in KY (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hayes Lewis Elementary School (math 27% / reading 32%, grade F, #393 of 676 statewide, top 63%, 124 students, 52% FRL); Leslie County High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 472 students, 68% FRL).
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $239 appreciation (0.2% local appreciation)).
• Leslie County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $106,632 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (median comp): $170,000
• List price: $149,900
• Delta: -11.82%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.70×
• Total profit: $-12,631
• Equity at exit: $44,724

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-2,157
• Equity at exit: $54,726

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 41777

• Home prices YoY: 0.1%
• Active inventory: 2
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-147

Break-even live

Break-even rent $1,252

Max offer price $123,939

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-105	+0% $-147	+5% $-189	+10% $-232
Rent	-10% $-231	-5% $-189	+0% $-147	+5% $-105	+10% $-63
Rate	-1.0pp $-71	-0.5pp $-109	base $-147	+0.5pp $-186	+1.0pp $-225

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. 2026-06-21
   days on market $149,900 Active 132 DOM
2. 2026-06-21
   days on market $149,900 Active 131 DOM
3. 2026-06-18
   days on market $149,900 Active 129 DOM
4. 2026-06-17
   days on market $149,900 Active 128 DOM
5. 2026-06-16
   days on market $149,900 Active 127 DOM
6. 2026-06-15
   days on market $149,900 Active 126 DOM
7. 2026-06-13
   days on market $149,900 Active 124 DOM
8. 2026-06-12
   days on market $149,900 Active 123 DOM
9. 2026-06-09
   days on market $149,900 Active 120 DOM
10. 2026-06-08
    days on market $149,900 Active 119 DOM
11. 2026-06-07
    days on market $149,900 Active 118 DOM
12. 2026-06-07
    days on market $149,900 Active 117 DOM
13. 2026-06-04
    days on market $149,900 Active 114 DOM
14. 2026-06-02
    days on market $149,900 Active 113 DOM
15. 2026-06-01
    days on market $149,900 Active 112 DOM
16. 2026-05-31
    days on market $149,900 Active 111 DOM
17. 2026-05-31
    days on market $149,900 Active 110 DOM
18. 2026-02-10
    listed $149,900 Active 235-char remark

    Show marketing remark (235 chars)

    If you're looking for the perfect place to unwind and relax without all the noise you will love this 3 bedroom 1 bathroom ranch home. Nestled in the mountains with wildlife abound! Sitting on a large 2 acre lot with no close neighbors!

19. 2024-11-12
    soldstatus $134,900 Closed 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

20. 2024-11-12
    soldstatus $134,900

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

21. 2024-10-16
    status Pending 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

22. 2024-10-10
    price $134,900 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

23. 2024-05-07
    price $139,900 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

24. 2024-04-15
    price $145,900 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

25. 2024-02-11
    price $149,900 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

26. 2024-01-01
    price $159,900 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

27. 2023-11-08
    listed $169,900 Active 509-char remark

    Show marketing remark (509 chars)

    FALL PRICE IMPROVEMENT! Privacy!! Nestled in the hollow of Mudlick Br. among the peace, quiet, and wildlife! This home features a nice size living room, eat-in kitchen, 3 bedrooms, gas fireplace, attached 2-car garage, outbuilding, and a detached carport/shed, perfect for boat or camper storage. The roof has been recently re-shingled. Concrete driveway. Side deck just off the dining area and a covered front porch, perfect for enjoying a morning coffee! Acreage is per deed/seller. Has not been surveyed.

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,690 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,796
• − Mortgage interest: −$8,397
• − Property taxes: −$1,690
• − Insurance: −$750
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$4,361
• Taxable loss: −$4,448
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-696/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: Leslie County
• NCES district ID: 2103330
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $29,367
• Composite: 32.9/100
• National rank: #5604
• State rank: #36 of 165 in KY

Livability — Hazard

• Score: 68/100
• State rank: #196
• US rank: #9701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,264

Population outlook (Leslie County) Hauer SSP2

• Today (2025): 9,439 people
• By 2030: 8,711 · -7.7%
• By 2040: 7,328 · -22.4%
• By 2050: 6,134 · -35.0%
• By 2075: 4,231 · -55.2%
• By 2100: 3,178 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 10%
• Common ancestry: Slovak 10% Serbian 1%

Political lean MEDSL · Leslie

• 2024 margin: Solid R (+80.9) · D 8.8% · R 89.7% · Other 1.5%
• 2008→2024 swing: -17.1pp toward R · 2008: -63.9pp · 2024: -80.9pp
• All cycles: 2024: R+80.9 2020: R+80.5 2016: R+80.6 2012: R+80.9 2008: R+63.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 151.0715
• 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

-11.8% since first listed

10 events — show timeline

• 2026-02-10 Listed $149,900 EKAR
• 2024-11-12 Sold (Public Records) $134,900 Public Records
• 2024-11-12 Sold (MLS) $134,900 EKAR
• 2024-10-16 Pending — EKAR
• 2024-10-10 Price Changed $134,900 EKAR
• 2024-05-07 Price Changed $139,900 EKAR
• 2024-04-15 Price Changed $145,900 EKAR
• 2024-02-11 Price Changed $149,900 EKAR
• 2024-01-01 Price Changed $159,900 EKAR
• 2023-11-08 Listed $169,900 EKAR

Property tax history

+21.5%/yr

Latest (2025): $1,690 · -1.0% YoY. Source: county tax records.