906 Horseshoe Dr · Burnside, KY 42501

$167,000

2 bd · 1.0 ba · 1,711 sqft · SingleFamily public records · 40 Days on market

Built 1970 4.00 ac lot $98/sqft · 14% below area Est $194k · 14% under

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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 +24.9/30.0
• ARV discount +13.8/15.0
• DSCR +8.1/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 906 Horseshoe Drive in Somerset, KY! This spacious home offers multiple living areas, generously sized bedrooms, and a flexible layout ready for your personal touch. The large living room features plenty of natural light and opens into a roomy kitchen and dining area with abundant cabinet space. With several spacious bedrooms and a functional floor plan, this property provides plenty of room for everyday living, entertaining, or investment potential. Hardwood-style flooring throughout much of the home adds character, while the layout offers flexibility for a variety of needs.

Key facts

• 4 acre lot
• Parking
• Built 1970

Property features AI

Exterior

• Parking: Carport
• Utilities: Septic tank sewer
• Home design: Rural subdivision
• Construction: 1,711 total building area
• Exterior features: Brick veneer exterior; Block foundation; Public water

Interior

• Bedrooms: Total rooms: 7
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Hardwood and tile flooring; Central air

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.9% 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: 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.
• Zoned schools: Southern Elementary School (math 46% / reading 51%, grade D, #110 of 676 statewide, top 17%, 655 students, 74% FRL); Southern Middle School (math 41% / reading 50%, grade D+, #32 of 217 statewide, top 15%, 941 students, 68% FRL); Southwestern High School (math 33% / reading 43%, grade F, #55 of 254 statewide, top 22%, 1,265 students, 64% FRL).
• Market conditions: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $167k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $161,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $194,022
• List price: $167,000
• Delta: -13.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
848 Horseshoe Dr	0.06mi	3/2.0 (+1)	1,811 (+6%)	20mo	$225,000	$124	62
115 Waycross St	0.25mi	3/1.5 (+1)	1,836 (+7%)	23mo	$208,000	$113	50
110 Starlite Dr	0.28mi	3/2.0 (+1)	1,496 (-13%)	11mo	$230,000	$154	48
60 Ironwood Dr	0.47mi	3/2.5 (+1)	1,850 (+8%)	12mo	$285,000	$154	43
175 Sycamore Trl	0.67mi	3/2.0 (+1)	1,500 (-12%)	17mo	$149,000	$99	25
317 Woodland Trl	0.61mi	3/2.0 (+1)	1,475 (-14%)	19mo	$175,000	$119	23

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,263
• Equity at exit: $24,900

10-year hold

• IRR: 7.2%
• Equity multiple: 1.55×
• Total profit: $25,496
• Equity at exit: $14,439

Cash invested: $46,760 (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 42501

• Home prices YoY: -19.8%
• Active inventory: 192
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $359

Break-even live

Break-even rent $1,296

Max offer price $167,000

Occupancy floor 74%

Sensitivity live

Price	-10% $453	-5% $406	+0% $359	+5% $312	+10% $264
Rent	-10% $221	-5% $290	+0% $359	+5% $428	+10% $497
Rate	-1.0pp $443	-0.5pp $401	base $359	+0.5pp $316	+1.0pp $272

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Hidden Loop Dr Somerset, KY	3.0	2.0	1750	$1,750	$1.00	45d	1	1.14mi

Listing history 15 events

1. 2026-06-16
   status $167,000 Pending 40 DOM
2. 2026-06-15
   days on market $167,000 Active 40 DOM
3. 2026-06-13
   days on market $167,000 Active 38 DOM
4. 2026-06-12
   days on market $167,000 Active 37 DOM
5. 2026-06-09
   days on market $167,000 Active 34 DOM
6. 2026-06-08
   days on market $167,000 Active 33 DOM
7. 2026-06-07
   days on market $167,000 Active 32 DOM
8. 2026-06-07
   pricedays on market $167,000 Active 31 DOM
9. 2026-06-04
   days on market $170,000 Active 28 DOM
10. 2026-06-02
    days on market $170,000 Active 27 DOM
11. 2026-06-01
    days on market $170,000 Active 26 DOM
12. 2026-05-31
    days on market $170,000 Active 25 DOM
13. 2026-05-31
    days on market $170,000 Active 24 DOM
14. 2026-05-05
    listed $175,000 Active 605-char remark
15. 2017-03-10
    soldstatus $75,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$496/yr (+$41/mo · 52.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,000
• − Mortgage interest: −$9,355
• − Property taxes: −$940
• − Insurance: −$835
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,858
• Taxable income: $1,652
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $3,909/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): 17,441

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 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: ▼ -70.04%
• Current HPI: 284.0445
• 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

+122.7% since first listed

5 events — show timeline

• 2026-06-15 Pending — ImagineMLS
• 2026-06-04 Price Changed $167,000 ImagineMLS
• 2026-05-29 Price Changed $170,000 ImagineMLS
• 2026-05-05 Listed $175,000 ImagineMLS
• 2017-03-10 Sold (Public Records) $75,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $940 · -2.3% YoY. Source: county tax records.