5072 E Hwy 635 · Somerset, KY 42553

$209,900

3 bd · 2.0 ba · 1,236 sqft · SingleFamily public records · 74 Days on market

Built 2004 0.35 ac lot $170/sqft · 14% below area Est $244k · 14% under

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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).

• ARV discount +13.8/15.0
• Appreciation +7.6/10.0
• Cash flow +5.9/30.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Charming 3BR Home with Scenic Farm Views & Prime Location Welcome home to this well-maintained 3-bedroom, 2-bath property featuring an inviting open floor plan and a 1-car garage. Beautiful laminate wood flooring flows through the main living areas, creating a warm and cohesive space perfect for everyday living and entertaining. The bright white kitchen cabinets offer a clean, modern feel and plenty of storage, seamlessly connecting to the living and dining areas. Step outside to enjoy peaceful farm views from your private deck -- the perfect spot for morning coffee or evening relaxation. The fenced backyard provides space for pets, play, or gardening. Conveniently located near Northern Elementary School, this home offers both tranquility and accessibility in a desirable setting. Don't miss the opportunity to make this move-in-ready home yours!

Key facts

• Private deck
• Scenic farm views
• Prime location

Tags

• SCENIC FARM VIEWS
• PRIME LOCATION
• BRIGHT WHITE KITCHEN CABINETS
• PRIVATE DECK
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (34.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (48.0% below list).
• Recommended offer: $109k (48.0% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.1% in Somerset — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: schools D+, 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.
• Market conditions: 30 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 $12k of equity ($1k loan paydown + $11k appreciation (5.2% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $94k; list at $210k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $109,202 (48.0% 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 74 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.52% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.37%
• DSCR: 0.63
• GRM: 16.0

CMA / ARV

• ARV (median comp): $243,774
• List price: $209,900
• Delta: -13.90%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3175 Pine Hill Rd	0.56mi	3/2.0	1,128 (-9%)	3mo	$232,000	$206	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.42×
• Total profit: $24,803
• Equity at exit: $121,738

10-year hold

• IRR: 8.6%
• Equity multiple: 2.64×
• Total profit: $96,217
• Equity at exit: $212,447

Cash invested: $58,772 (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 42553

• Home prices YoY: 1.7%
• Active inventory: 30
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-410

Break-even live

Break-even rent $1,611

Max offer price $137,493

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-350	+0% $-410	+5% $-469	+10% $-529
Rent	-10% $-496	-5% $-453	+0% $-410	+5% $-367	+10% $-324
Rate	-1.0pp $-304	-0.5pp $-356	base $-410	+0.5pp $-464	+1.0pp $-520

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $209,900 Active 74 DOM
2. 2026-06-21
   days on market $209,900 Active 73 DOM
3. 2026-06-18
   days on market $209,900 Active 71 DOM
4. 2026-06-17
   days on market $209,900 Active 70 DOM
5. 2026-06-16
   days on market $209,900 Active 69 DOM
6. 2026-06-15
   days on market $209,900 Active 68 DOM
7. 2026-06-13
   days on market $209,900 Active 66 DOM
8. 2026-06-12
   days on market $209,900 Active 65 DOM
9. 2026-06-09
   days on market $209,900 Active 62 DOM
10. 2026-06-08
    days on market $209,900 Active 61 DOM
11. 2026-06-07
    days on market $209,900 Active 60 DOM
12. 2026-06-07
    days on market $209,900 Active 59 DOM
13. 2026-06-04
    days on market $209,900 Active 56 DOM
14. 2026-06-02
    days on market $209,900 Active 55 DOM
15. 2026-06-01
    days on market $209,900 Active 54 DOM
16. 2026-05-31
    days on market $209,900 Active 53 DOM
17. 2026-05-31
    days on market $209,900 Active 52 DOM
18. 2026-05-15
    price $209,900 865-char remark

    Show marketing remark (865 chars)

    Charming 3BR Home with Scenic Farm Views & Prime Location Welcome home to this well-maintained 3-bedroom, 2-bath property featuring an inviting open floor plan and a 1-car garage. Beautiful laminate wood flooring flows through the main living areas, creating a warm and cohesive space perfect for everyday living and entertaining. The bright white kitchen cabinets offer a clean, modern feel and plenty of storage, seamlessly connecting to the living and dining areas. Step outside to enjoy peaceful farm views from your private deck -- the perfect spot for morning coffee or evening relaxation. The fenced backyard provides space for pets, play, or gardening. Conveniently located near Northern Elementary School, this home offers both tranquility and accessibility in a desirable setting. Don't miss the opportunity to make this move-in-ready home yours!

19. 2026-04-02
    historical
20. 2026-02-28
    price $219,900
21. 2026-02-27
    listed $219,900 Active 865-char remark

    Show marketing remark (865 chars)

    Charming 3BR Home with Scenic Farm Views & Prime Location Welcome home to this well-maintained 3-bedroom, 2-bath property featuring an inviting open floor plan and a 1-car garage. Beautiful laminate wood flooring flows through the main living areas, creating a warm and cohesive space perfect for everyday living and entertaining. The bright white kitchen cabinets offer a clean, modern feel and plenty of storage, seamlessly connecting to the living and dining areas. Step outside to enjoy peaceful farm views from your private deck -- the perfect spot for morning coffee or evening relaxation. The fenced backyard provides space for pets, play, or gardening. Conveniently located near Northern Elementary School, this home offers both tranquility and accessibility in a desirable setting. Don't miss the opportunity to make this move-in-ready home yours!

22. 2026-02-27
    listed $209,900 Active

    Show marketing remark (865 chars)

    Charming 3BR Home with Scenic Farm Views & Prime Location Welcome home to this well-maintained 3-bedroom, 2-bath property featuring an inviting open floor plan and a 1-car garage. Beautiful laminate wood flooring flows through the main living areas, creating a warm and cohesive space perfect for everyday living and entertaining. The bright white kitchen cabinets offer a clean, modern feel and plenty of storage, seamlessly connecting to the living and dining areas. Step outside to enjoy peaceful farm views from your private deck -- the perfect spot for morning coffee or evening relaxation. The fenced backyard provides space for pets, play, or gardening. Conveniently located near Northern Elementary School, this home offers both tranquility and accessibility in a desirable setting. Don't miss the opportunity to make this move-in-ready home yours!

23. 2019-03-19
    soldstatus $94,000
24. 2019-03-19
    soldstatus $94,000
25. 2018-07-16
    listed $112,900
26. 2017-05-05
    soldstatus $5,117,000
27. 2004-06-01
    soldstatus $88,900

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$793/yr (+$66/mo · 78.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,104
• − Mortgage interest: −$11,758
• − Property taxes: −$1,013
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$6,106
• Taxable loss: −$8,918
• Est. tax savings @ 24.0%: +$2,140
• After-tax cash flow: $-2,778/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 — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,962

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Subsaharan African 3% Slovak 2%
• 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: ▲ 5.22%
• Current HPI: 312.5486
• 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

+136.1% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $209,900 ImagineMLS
• 2026-04-02 Listing Removed — ImagineMLS
• 2026-02-28 Price Changed $219,900 ImagineMLS
• 2026-02-27 Listed $209,900 ImagineMLS
• 2026-02-27 Listed $219,900 ImagineMLS
• 2019-03-19 Sold (Public Records) $94,000 Public Records
• 2019-03-19 Sold (MLS) $94,000 ImagineMLS
• 2018-07-16 Listed $112,900 ImagineMLS
• 2017-05-05 Sold (Public Records) $5,117,000 Public Records
• 2004-06-01 Sold (Public Records) $88,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,013 · -2.3% YoY. Source: county tax records.