113 Todd St · Somerset, KY 42503

$75,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 112 Days on market

Built 1970 0.36 ac lot $55/sqft · 51% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors, check this one out...This property could be with lots of work a beautiful place. Gotta see a vision of what it could be.

Key facts

• 0.36 acre lot
• Built 1970
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.1% in Somerset — 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 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: amenities F, commute F, employment F.
• Somerset Independent (town): math 36% / reading 44% proficiency, ranked #42 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopkins Elementary School (math 48% / reading 48%, grade D, #115 of 676 statewide, top 17%, 650 students, 71% FRL); Meece Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 444 students, 67% FRL); Somerset High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 521 students, 54% FRL).
• Market conditions: 293 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.70% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.68%
• DSCR: 2.45
• GRM: 4.9

CMA / ARV

• ARV (median comp): $249,500
• List price: $75,000
• Delta: -69.94%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Ringgold Valley Dr	0.35mi	3/2.0	1,344 (-1%)	17mo	$150,000	$112	64
105 Ringgold Valley Dr	0.41mi	3/2.0	1,264 (-7%)	3mo	$156,000	$123	63
102 Somerhill Dr	0.51mi	3/1.0	1,260 (-7%)	14mo	$170,000	$135	53
116 Somerhill Dr	0.57mi	3/1.0	1,183 (-13%)	9mo	$144,000	$122	44
79 Bluegrass Rd	0.62mi	3/2.0	1,200 (-12%)	15mo	$184,500	$154	36
75 Bluegrass Rd	0.62mi	3/2.0	1,200 (-12%)	15mo	$184,500	$154	36
71 Bluegrass Rd	0.63mi	3/2.0	1,200 (-12%)	15mo	$184,500	$154	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.15×
• Total profit: $24,245
• Equity at exit: $11,183

10-year hold

• IRR: 35.2%
• Equity multiple: 4.23×
• Total profit: $67,897
• Equity at exit: $6,485

Cash invested: $21,000 (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 42503

• Home prices YoY: -8.4%
• Active inventory: 293
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$393
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $572

Break-even live

Break-even rent $554

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $614	-5% $593	+0% $572	+5% $551	+10% $440
Rent	-10% $471	-5% $521	+0% $572	+5% $622	+10% $673
Rate	-1.0pp $610	-0.5pp $591	base $572	+0.5pp $553	+1.0pp $533

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Todd St Unit 4 Somerset, KY	2.0	1.0	1100	$1,500	$1.36	45d	1	0.05mi
112 Todd St Unit 2 Somerset, KY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.05mi
107 Losey St Unit 2 Somerset, KY	2.0	1.0	1100	$1,200	$1.09	45d	1	0.07mi
709 W Columbia St Somerset, KY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.58mi
706 W Columbia St Somerset, KY	3.0	2.0	1400	$1,200	$0.86	45d	1	0.60mi
207 Beecher St Unit 1 Somerset, KY	3.0	1.0	1500	$1,300	$0.87	45d	1	0.63mi
115 Beecher St Unit A Somerset, KY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.72mi

Listing history 5 events

1. 2026-05-08
   status Pending 141-char remark

   Show marketing remark (141 chars)

   Attention Investors, check this one out...This property could be with lots of work a beautiful place. Gotta see a vision of what it could be.

2. 2026-01-16
   listed $75,000 Active 141-char remark

   Show marketing remark (141 chars)

   Attention Investors, check this one out...This property could be with lots of work a beautiful place. Gotta see a vision of what it could be.

3. 2023-02-08
   historical
4. 2022-12-28
   price $150,000
5. 2022-07-08
   listed $189,900 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: $159 · $13/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$486/yr (+$40/mo · 305.0%)

ⓘ 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 ≥103°F today · 21 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: $15,339
• − Mortgage interest: −$4,201
• − Property taxes: −$159
• − Insurance: −$375
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,182
• Taxable income: $5,967
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $5,431/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: Somerset Independent
• NCES district ID: 2105430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 44% ▼ -18.00%
• Median HH income: $28,554
• Composite: 32.42/100
• National rank: #5727
• State rank: #42 of 165 in KY

Livability — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, KY
• Population (ZIP): 25,638

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -27.16%
• Current HPI: 294.5958
• 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

-60.5% since first listed

5 events — show timeline

• 2026-05-08 Pending — ImagineMLS
• 2026-01-16 Listed $75,000 ImagineMLS
• 2023-02-08 Listing Removed — ImagineMLS
• 2022-12-28 Price Changed $150,000 ImagineMLS
• 2022-07-08 Listed $189,900 ImagineMLS

Property tax history

-12.7%/yr

Latest (2025): $159 · -2.7% YoY. Source: county tax records.