121 Cliff St · Burkesville, KY 42717

$74,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 451 Days on market

Built 1960 0.25 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +3.5/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cute and super affordable 2 bed, 1 bath home is convenient to everything and has a nice detached building with it on a 0.25 acre lot. All for ONLY $79,900.

Key facts

• 0.25 acre lot
• Built 1960
• Listed 450 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 $348 ($4k/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: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#186 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Cumberland County (rural): math 32% / reading 42% proficiency, ranked #60 of 165 in KY (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 145 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cumberland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 451 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $75k implies a 688% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 451 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.46% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $10,153
• Equity at exit: $11,257

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $37,552
• Equity at exit: $6,629

Cash invested: $20,972 (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 42717

• Home prices YoY: -1.5%
• Active inventory: 145
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $348

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 63%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $74,900 Active 451 DOM
2. 2026-06-17
   days on market $74,900 Active 450 DOM
3. 2026-06-16
   days on market $74,900 Active 449 DOM
4. 2026-06-15
   days on market $74,900 Active 448 DOM
5. 2026-06-13
   days on market $74,900 Active 446 DOM
6. 2026-06-12
   days on market $74,900 Active 445 DOM
7. 2026-06-09
   days on market $74,900 Active 442 DOM
8. 2026-06-08
   days on market $74,900 Active 441 DOM
9. 2026-06-07
   days on market $74,900 Active 440 DOM
10. 2026-06-07
    days on market $74,900 Active 439 DOM
11. 2026-06-04
    days on market $74,900 Active 436 DOM
12. 2026-06-02
    days on market $74,900 Active 435 DOM
13. 2026-06-01
    days on market $74,900 Active 434 DOM
14. 2026-05-31
    days on market $74,900 Active 433 DOM
15. 2026-05-31
    days on market $74,900 Active 432 DOM
16. 2025-06-04
    price $74,900 160-char remark

    Show marketing remark (160 chars)

    This cute and super affordable 2 bed, 1 bath home is convenient to everything and has a nice detached building with it on a 0.25 acre lot. All for ONLY $79,900.

17. 2025-03-24
    listed $79,900 Active 160-char remark

    Show marketing remark (160 chars)

    This cute and super affordable 2 bed, 1 bath home is convenient to everything and has a nice detached building with it on a 0.25 acre lot. All for ONLY $79,900.

18. 1976-11-01
    soldstatus $9,500

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $13,155
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,179
• Taxable income: $3,177
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $3,418/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: Cumberland County
• NCES district ID: 2101410
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 42% ▼ -15.00%
• Median HH income: $31,335
• Composite: 30.19/100
• National rank: #6313
• State rank: #60 of 165 in KY

Livability — Burkesville

• Score: 68/100
• State rank: #186
• US rank: #9252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burkesville, KY
• Population (ZIP): 5,964

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 6,466 people
• By 2030: 6,223 · -3.8%
• By 2040: 5,692 · -12.0%
• By 2050: 5,161 · -20.2%
• By 2075: 4,011 · -38.0%
• By 2100: 2,968 · -54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Cumberland

• 2024 margin: Solid R (+70.9) · D 14.0% · R 85.0%
• 2008→2024 swing: -22.3pp toward R · 2008: -48.6pp · 2024: -70.9pp
• All cycles: 2024: R+70.9 2020: R+68.3 2016: R+66.7 2012: R+56.7 2008: R+48.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.97%
• Current HPI: 191.8306
• 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

+688.4% since first listed

3 events — show timeline

• 2025-06-04 Price Changed $74,900 RASKMLS
• 2025-03-24 Listed $79,900 RASKMLS
• 1976-11-01 Sold (Public Records) $9,500 Public Records