2040 Echo Point Rd · Burnside, KY 42518

$235,000

2 bd · 1.0 ba · 800 sqft · Other public records · 33 Days on market

Built 1988 0.73 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Embrace the beauty of nature in this enchanting two-bedroom, one-bath cabin, nestled on .73 acres in the tranquil Echo Point in Bronston, Kentucky. This lakeside haven is surrounded by lush nature, giving you privacy and a serene atmosphere. The cabin features a wonderful back deck that overlooks the property, providing the perfect spot to relax and immerse yourself in the sights and sounds of nature. This property boasts a 2 Car garage with concrete floor and a metal boat barn with gravel for all your water toys! Inside, the cozy loft offers additional space for guests or quiet reflection, while the spacious laundry room ensures convenience for your lakeside lifestyle. This fully furnished cabin is currently a successful vacation rental, making it an investment opportunity or a charming personal getaway! With the Echo Point Community boat ramp just at the end of the road(.7mi), you have easy access to all your water adventures! Experience a blend of tranquility and recreation in this beautiful natural setting. Schedule your private showing today and let your lakeside dreams come to life!

Key facts

• Community boat ramp
• Lake access
• Metal boat barn

Tags

• LAKE ACCESS
• ELEVATED BACK DECK
• DETACHED TWO-CAR GARAGE
• METAL BOAT BARN
• COMMUNITY BOAT RAMP

Property features AI

Finance

• Other: Located in Echo Point subdivision, Pulaski County; Parcel number 081-1-2-29

Exterior

• Parking: Detached garage; Property has a garage
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Cabin; One story; On Lake Cumberland waterfront
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Built area approximately 800
• Exterior features: Fire pit; Shed(s); Lake and wooded views

Interior

• Kitchen: Microwave; Refrigerator; Oven; Range
• Bedrooms: 5 total rooms
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Zoned heating and cooling
• Interior features: Breakfast bar; Eat-in kitchen; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (32.4% below list).
• Recommended offer: $159k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 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: Burnside Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 432 students, 84% 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) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 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 $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,971 (32.4% 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 33 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.68% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $114,538
• Equity at exit: $211,707

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $347,668
• Equity at exit: $456,553

Cash invested: $65,800 (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 42518

• Active inventory: 50
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-210

Break-even live

Break-even rent $1,856

Max offer price $197,899

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-144	+0% $-210	+5% $-277	+10% $-343
Rent	-10% $-336	-5% $-273	+0% $-210	+5% $-147	+10% $-84
Rate	-1.0pp $-92	-0.5pp $-150	base $-210	+0.5pp $-271	+1.0pp $-333

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $235,000 Active 33 DOM
2. 2026-06-21
   days on market $235,000 Active 32 DOM
3. 2026-06-18
   days on market $235,000 Active 30 DOM
4. 2026-06-17
   days on market $235,000 Active 29 DOM
5. 2026-06-16
   days on market $235,000 Active 28 DOM
6. 2026-06-15
   days on market $235,000 Active 27 DOM
7. 2026-06-13
   days on market $235,000 Active 25 DOM
8. 2026-06-12
   days on market $235,000 Active 24 DOM
9. 2026-06-09
   days on market $235,000 Active 21 DOM
10. 2026-06-08
    days on market $235,000 Active 20 DOM
11. 2026-06-07
    days on market $235,000 Active 19 DOM
12. 2026-06-07
    days on market $235,000 Active 18 DOM
13. 2026-06-04
    days on market $235,000 Active 15 DOM
14. 2026-06-02
    days on market $235,000 Active 14 DOM
15. 2026-06-01
    days on market $235,000 Active 13 DOM
16. 2026-05-31
    days on market $235,000 Active 12 DOM
17. 2026-05-31
    days on market $235,000 Active 11 DOM
18. 2026-05-19
    listed $235,000 Active
19. 2025-03-03
    soldstatus $225,000 Closed 1111-char remark

    Show marketing remark (1111 chars)

    Embrace the beauty of nature in this enchanting two-bedroom, one-bath cabin, nestled on .73 acres in the tranquil Echo Point in Bronston, Kentucky. This lakeside haven is surrounded by lush nature, giving you privacy and a serene atmosphere. The cabin features a wonderful back deck that overlooks the property, providing the perfect spot to relax and immerse yourself in the sights and sounds of nature. This property boasts a 2 Car garage with concrete floor and a metal boat barn with gravel for all your water toys! Inside, the cozy loft offers additional space for guests or quiet reflection, while the spacious laundry room ensures convenience for your lakeside lifestyle. This fully furnished cabin is currently a successful vacation rental, making it an investment opportunity or a charming personal getaway! With the Echo Point Community boat ramp just at the end of the road(.7mi), you have easy access to all your water adventures! Experience a blend of tranquility and recreation in this beautiful natural setting. Schedule your private showing today and let your lakeside dreams come to life!

20. 2025-02-12
    historical Contingent 1111-char remark

    Show marketing remark (1111 chars)

    Embrace the beauty of nature in this enchanting two-bedroom, one-bath cabin, nestled on .73 acres in the tranquil Echo Point in Bronston, Kentucky. This lakeside haven is surrounded by lush nature, giving you privacy and a serene atmosphere. The cabin features a wonderful back deck that overlooks the property, providing the perfect spot to relax and immerse yourself in the sights and sounds of nature. This property boasts a 2 Car garage with concrete floor and a metal boat barn with gravel for all your water toys! Inside, the cozy loft offers additional space for guests or quiet reflection, while the spacious laundry room ensures convenience for your lakeside lifestyle. This fully furnished cabin is currently a successful vacation rental, making it an investment opportunity or a charming personal getaway! With the Echo Point Community boat ramp just at the end of the road(.7mi), you have easy access to all your water adventures! Experience a blend of tranquility and recreation in this beautiful natural setting. Schedule your private showing today and let your lakeside dreams come to life!

21. 2024-11-22
    listed $239,900 Active 1111-char remark

    Show marketing remark (1111 chars)

    Embrace the beauty of nature in this enchanting two-bedroom, one-bath cabin, nestled on .73 acres in the tranquil Echo Point in Bronston, Kentucky. This lakeside haven is surrounded by lush nature, giving you privacy and a serene atmosphere. The cabin features a wonderful back deck that overlooks the property, providing the perfect spot to relax and immerse yourself in the sights and sounds of nature. This property boasts a 2 Car garage with concrete floor and a metal boat barn with gravel for all your water toys! Inside, the cozy loft offers additional space for guests or quiet reflection, while the spacious laundry room ensures convenience for your lakeside lifestyle. This fully furnished cabin is currently a successful vacation rental, making it an investment opportunity or a charming personal getaway! With the Echo Point Community boat ramp just at the end of the road(.7mi), you have easy access to all your water adventures! Experience a blend of tranquility and recreation in this beautiful natural setting. Schedule your private showing today and let your lakeside dreams come to life!

22. 2023-04-24
    soldstatus $183,000 Closed 525-char remark

    Show marketing remark (525 chars)

    Looking for privacy in the woods, by the lake, then this cabin is for you. Seasonal lakeview, and a community boat ramp right down the street. 2 bedroom, 1 bath cabin, with new kitchen cabinets, and a refurbished bathroom, with a big walk in shower.Small cubby area, just for the kids. Enjoy your evenings on the covered back deck, plus more deck to do all your grilling. Store all your toys in the 2 car detached garage, with a concrete floor, and a metal building with a gravel floor. Priced to sell. Dont miss out.

23. 2023-03-23
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Looking for privacy in the woods, by the lake, then this cabin is for you. Seasonal lakeview, and a community boat ramp right down the street. 2 bedroom, 1 bath cabin, with new kitchen cabinets, and a refurbished bathroom, with a big walk in shower.Small cubby area, just for the kids. Enjoy your evenings on the covered back deck, plus more deck to do all your grilling. Store all your toys in the 2 car detached garage, with a concrete floor, and a metal building with a gravel floor. Priced to sell. Dont miss out.

24. 2023-03-18
    listed $179,900 Active 525-char remark

    Show marketing remark (525 chars)

    Looking for privacy in the woods, by the lake, then this cabin is for you. Seasonal lakeview, and a community boat ramp right down the street. 2 bedroom, 1 bath cabin, with new kitchen cabinets, and a refurbished bathroom, with a big walk in shower.Small cubby area, just for the kids. Enjoy your evenings on the covered back deck, plus more deck to do all your grilling. Store all your toys in the 2 car detached garage, with a concrete floor, and a metal building with a gravel floor. Priced to sell. Dont miss out.

25. 2020-11-09
    soldstatus $129,000
26. 2020-11-09
    soldstatus $129,000
27. 2020-02-21
    listed $129,900
28. 2019-11-12
    historical
29. 2019-06-16
    listed $139,900

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$394/yr (+$33/mo · 24.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $19,077
• − Mortgage interest: −$13,164
• − Property taxes: −$1,627
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$6,836
• Taxable loss: −$6,778
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-893/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): 2,946

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% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 111.57%
• Current HPI: 360.0351
• 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

+68.0% since first listed

12 events — show timeline

• 2026-05-19 Listed $235,000 ImagineMLS
• 2025-03-03 Sold (MLS) $225,000 ImagineMLS
• 2025-02-12 Contingent — ImagineMLS
• 2024-11-22 Listed $239,900 ImagineMLS
• 2023-04-24 Sold (MLS) $183,000 ImagineMLS
• 2023-03-23 Pending — ImagineMLS
• 2023-03-18 Listed $179,900 ImagineMLS
• 2020-11-09 Sold (Public Records) $129,000 Public Records
• 2020-11-09 Sold (MLS) $129,000 ImagineMLS
• 2020-02-21 Listed $129,900 ImagineMLS
• 2019-11-12 Listing Removed — ImagineMLS
• 2019-06-16 Listed $139,900 ImagineMLS

Property tax history

+10.1%/yr

Latest (2025): $1,627 · +18.9% YoY. Source: county tax records.