1011 Rock Fork Rd · Wayland, KY 41630

$25,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 1 Days on market

Built 2012 Fair condition

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.0/5.0

Listing remarks

Home must be moved off property or all materials can be sold as a whole package for 25000 or will sell individual parts like windows, doors, lights, heat pump cabinets and granite counter tops. Call for more information

Key facts

• Built 2012

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 54/100 on livability (#475 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing D, schools F, amenities F.
• Knott County (rural): math 23% / reading 39% proficiency, ranked #109 of 165 in KY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $173 of loan paydown is wiped out by about $669 of value loss. Plan a longer hold.
• Knott County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 4.72% ✓
• Cap rate: 42.70%
• Cash-on-cash: 130.04%
• DSCR: 6.79
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.37×
• Total profit: $44,618
• Equity at exit: $4,086

10-year hold

• IRR: —
• Equity multiple: 15.49×
• Total profit: $101,427
• Equity at exit: $2,783

Cash invested: $7,000 (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 41630

• Home prices YoY: -3.0%
• Active inventory: 10
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $759

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,147
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$727
• Taxable income: $9,256
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $6,881/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 · 1 photo

Fair 40/100 Moderate rehab

This home requires significant exterior repairs and maintenance, including painting and replacing siding and roof. These updates will significantly improve its curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Shingles appear worn

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both repair and replace siding — New siding improves home's appearance and value
• Both replace roof — A new roof ensures long-term durability and protects the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Shingles appear worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both repair and replace siding — New siding improves home's appearance and value ↑
• Both replace roof — A new roof ensures long-term durability and protects the home ↑

ⓘ 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: Knott County
• NCES district ID: 2103120
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $30,599
• Composite: 25.12/100
• National rank: #7525
• State rank: #109 of 165 in KY

Livability — Wayland

• Score: 54/100
• State rank: #475
• US rank: #23803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 938

Population outlook (Knott County) Hauer SSP2

• Today (2025): 14,310 people
• By 2030: 13,485 · -5.8%
• By 2040: 11,794 · -17.6%
• By 2050: 10,334 · -27.8%
• By 2075: 8,098 · -43.4%
• By 2100: 6,847 · -52.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Hungarian 3%

Political lean MEDSL · Knott

• 2024 margin: Solid R (+59.2) · D 19.7% · R 78.8% · Other 1.5%
• 2008→2024 swing: -51.3pp toward R · 2008: -7.9pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+53.9 2016: R+54.1 2012: R+47.6 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.68%
• Current HPI: 85.5784
• 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

1 event — show timeline

• 2026-05-26 Listed $25,000 FSBO.com