128 N Main St · Burkesville, KY 42717

$94,900

3 bd · 2.0 ba · 4,868 sqft · SingleFamily public records · 324 Days on market

Built 1950 0.36 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Looking for that perfect blend of peaceful country living with the convenience of small-town charm? Welcome to Burkesville, where neighbors know your name and community still matters. This timeless home was built to last, offering both character and craftsmanship rarely found today. Ideally located just steps from downtown, you're within walking distance to grocery stores, churches, shops, restaurants, and everything else this quaint town has to offer. Whether you're running errands or enjoying a leisurely stroll, convenience is at your doorstep. Inside, the home features original wood flooring, a welcoming covered front porch, and a beautiful staircase leading to two spacious upstairs bedrooms. The main level includes a large master bedroom, two full baths, a cozy dining area, kitchen, and a dedicated laundry room—providing plenty of space and functionality for daily living. While the home could benefit from some updates, it holds incredible potential to become your dream home with a little love and vision. Solid bones, ideal location, and endless charm—it’s all here. Opportunities like this don’t last long in a town like Burkesville. Schedule your showing today!

Key facts

• Covered front porch
• Beautiful staircase
• 0.36 acre lot

Tags

• WALKING DISTANCE TO SHOPS
• ORIGINAL WOOD FLOORING
• COVERED FRONT PORCH
• BEAUTIFUL STAIRCASE
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $95k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 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 1950 — 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.5

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,245
• Equity at exit: $14,263

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $28,969
• Equity at exit: $8,400

Cash invested: $26,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $306

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 70%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $94,900 Active 324 DOM
2. 2026-06-17
   days on market $94,900 Active 323 DOM
3. 2026-06-16
   days on market $94,900 Active 322 DOM
4. 2026-06-15
   days on market $94,900 Active 321 DOM
5. 2026-06-13
   days on market $94,900 Active 319 DOM
6. 2026-06-12
   days on market $94,900 Active 318 DOM
7. 2026-06-09
   days on market $94,900 Active 315 DOM
8. 2026-06-08
   days on market $94,900 Active 314 DOM
9. 2026-06-07
   days on market $94,900 Active 313 DOM
10. 2026-06-07
    days on market $94,900 Active 312 DOM
11. 2026-06-04
    days on market $94,900 Active 309 DOM
12. 2026-06-02
    days on market $94,900 Active 308 DOM
13. 2026-06-01
    days on market $94,900 Active 307 DOM
14. 2026-05-31
    days on market $94,900 Active 306 DOM
15. 2026-05-31
    days on market $94,900 Active 305 DOM
16. 2026-03-24
    price $94,900 1206-char remark

    Show marketing remark (1206 chars)

    Looking for that perfect blend of peaceful country living with the convenience of small-town charm? Welcome to Burkesville, where neighbors know your name and community still matters. This timeless home was built to last, offering both character and craftsmanship rarely found today. Ideally located just steps from downtown, you're within walking distance to grocery stores, churches, shops, restaurants, and everything else this quaint town has to offer. Whether you're running errands or enjoying a leisurely stroll, convenience is at your doorstep. Inside, the home features original wood flooring, a welcoming covered front porch, and a beautiful staircase leading to two spacious upstairs bedrooms. The main level includes a large master bedroom, two full baths, a cozy dining area, kitchen, and a dedicated laundry room—providing plenty of space and functionality for daily living. While the home could benefit from some updates, it holds incredible potential to become your dream home with a little love and vision. Solid bones, ideal location, and endless charm—it’s all here. Opportunities like this don’t last long in a town like Burkesville. Schedule your showing today!

17. 2025-10-23
    price $99,900 1206-char remark

    Show marketing remark (1206 chars)

    Looking for that perfect blend of peaceful country living with the convenience of small-town charm? Welcome to Burkesville, where neighbors know your name and community still matters. This timeless home was built to last, offering both character and craftsmanship rarely found today. Ideally located just steps from downtown, you're within walking distance to grocery stores, churches, shops, restaurants, and everything else this quaint town has to offer. Whether you're running errands or enjoying a leisurely stroll, convenience is at your doorstep. Inside, the home features original wood flooring, a welcoming covered front porch, and a beautiful staircase leading to two spacious upstairs bedrooms. The main level includes a large master bedroom, two full baths, a cozy dining area, kitchen, and a dedicated laundry room—providing plenty of space and functionality for daily living. While the home could benefit from some updates, it holds incredible potential to become your dream home with a little love and vision. Solid bones, ideal location, and endless charm—it’s all here. Opportunities like this don’t last long in a town like Burkesville. Schedule your showing today!

18. 2025-09-03
    price $100,000 1206-char remark

    Show marketing remark (1206 chars)

    Looking for that perfect blend of peaceful country living with the convenience of small-town charm? Welcome to Burkesville, where neighbors know your name and community still matters. This timeless home was built to last, offering both character and craftsmanship rarely found today. Ideally located just steps from downtown, you're within walking distance to grocery stores, churches, shops, restaurants, and everything else this quaint town has to offer. Whether you're running errands or enjoying a leisurely stroll, convenience is at your doorstep. Inside, the home features original wood flooring, a welcoming covered front porch, and a beautiful staircase leading to two spacious upstairs bedrooms. The main level includes a large master bedroom, two full baths, a cozy dining area, kitchen, and a dedicated laundry room—providing plenty of space and functionality for daily living. While the home could benefit from some updates, it holds incredible potential to become your dream home with a little love and vision. Solid bones, ideal location, and endless charm—it’s all here. Opportunities like this don’t last long in a town like Burkesville. Schedule your showing today!

19. 2025-07-29
    listed $115,000 Active 1206-char remark

    Show marketing remark (1206 chars)

    Looking for that perfect blend of peaceful country living with the convenience of small-town charm? Welcome to Burkesville, where neighbors know your name and community still matters. This timeless home was built to last, offering both character and craftsmanship rarely found today. Ideally located just steps from downtown, you're within walking distance to grocery stores, churches, shops, restaurants, and everything else this quaint town has to offer. Whether you're running errands or enjoying a leisurely stroll, convenience is at your doorstep. Inside, the home features original wood flooring, a welcoming covered front porch, and a beautiful staircase leading to two spacious upstairs bedrooms. The main level includes a large master bedroom, two full baths, a cozy dining area, kitchen, and a dedicated laundry room—providing plenty of space and functionality for daily living. While the home could benefit from some updates, it holds incredible potential to become your dream home with a little love and vision. Solid bones, ideal location, and endless charm—it’s all here. Opportunities like this don’t last long in a town like Burkesville. Schedule your showing today!

20. 2013-07-01
    soldstatus $43,000
21. 2007-08-01
    soldstatus $41,730

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 22 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: $14,612
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,761
• Taxable income: $2,300
• Est. tax owed @ 24.0%: −$552
• After-tax cash flow: $3,122/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

+127.4% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $94,900 SCKMLSKY
• 2025-10-23 Price Changed $99,900 SCKMLSKY
• 2025-09-03 Price Changed $100,000 SCKMLSKY
• 2025-07-29 Listed $115,000 SCKMLSKY
• 2013-07-01 Sold (Public Records) $43,000 Public Records
• 2007-08-01 Sold (Public Records) $41,730 Public Records