128 B St · Brownsville, KY 42210

$200,000

4 bd · 2.0 ba · 1,292 sqft · Other · 107 Days on market

Built 1965 0.36 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).

• Cash flow +9.8/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Location in the county but you are still in the city. Very close to all Brownsville Amenities. This property is scheduled to be show ready in 2-4 weeks.

Key facts

• 0.36 acre lot
• Built 1965
• Listed 106 days

Property features AI

Finance

• Other: Located at 128 B St, Brownsville, KY 42210; Directions: From Highway 259 (Veterans Memorial Highway) take Main Street into Brownsville to right on Vincent St to right on B St. Some GPS maps read the address as 128 Carder St; Listing broker: Coldwell Banker Legacy Group; Listing agent: Ryan Shanahan (270-784-4221)

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof; 0.36-acre lot

Interior

• Bathrooms: 2 full bathrooms; 2 main-level bathrooms
• Interior features: Gas water heater; Central heating (natural gas); Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (32.5% below list).
• Recommended offer: $135k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Brownsville — 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 66/100 on livability (#234 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Edmonson County (rural): math 31% / reading 43% proficiency, ranked #53 of 165 in KY (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Edmonson Elementary School (math 27% / reading 42%, grade F, #301 of 676 statewide, top 48%, 464 students, 37% FRL); Edmonson County 5/6 Center (math 22% / reading 38%, grade F, #146 of 217 statewide, top 69%, 253 students, 52% FRL); Edmonson County High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 592 students, 54% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.6% local appreciation)).
• Edmonson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 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 $62k; list at $200k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000 (32.5% 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 107 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 2.00×
• Total profit: $56,280
• Equity at exit: $132,939

10-year hold

• IRR: 14.6%
• Equity multiple: 4.04×
• Total profit: $170,177
• Equity at exit: $247,561

Cash invested: $56,000 (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 42210

• Home prices YoY: 2.2%
• Active inventory: 26
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-128

Break-even live

Break-even rent $1,512

Max offer price $177,402

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-71	+0% $-128	+5% $-185	+10% $-241
Rent	-10% $-235	-5% $-181	+0% $-128	+5% $-75	+10% $-21
Rate	-1.0pp $-27	-0.5pp $-77	base $-128	+0.5pp $-180	+1.0pp $-232

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
265 Washington St Brownsville, KY	3.0	2.0	1550	$1,350	$0.87	14d	1	0.21mi

Listing history 21 events

1. 2026-06-21
   days on market $200,000 Active 107 DOM
2. 2026-06-19
   days on market $200,000 Active 105 DOM
3. 2026-06-18
   days on market $200,000 Active 104 DOM
4. 2026-06-17
   days on market $200,000 Active 103 DOM
5. 2026-06-16
   days on market $200,000 Active 102 DOM
6. 2026-06-15
   days on market $200,000 Active 101 DOM
7. 2026-06-14
   days on market $200,000 Active 99 DOM
8. 2026-06-13
   days on market $200,000 Active 98 DOM
9. 2026-06-10
   days on market $200,000 Active 96 DOM
10. 2026-06-09
    days on market $200,000 Active 95 DOM
11. 2026-06-08
    days on market $200,000 Active 94 DOM
12. 2026-06-07
    days on market $200,000 Active 93 DOM
13. 2026-06-05
    days on market $200,000 Active 90 DOM
14. 2026-06-03
    days on market $200,000 Active 89 DOM
15. 2026-06-02
    days on market $200,000 Active 88 DOM
16. 2026-06-01
    days on market $200,000 Active 87 DOM
17. 2026-05-31
    days on market $200,000 Active 86 DOM
18. 2026-05-30
    days on market $200,000 Active 85 DOM
19. 2026-03-06
    listed $200,000 Active
20. 2018-05-07
    soldstatus $61,560
21. 2018-03-17
    listed $61,560

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$973/yr (+$81/mo · 130.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$11,203
• − Property taxes: −$747
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,818
• Taxable loss: −$5,160
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $-297/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: Edmonson County
• NCES district ID: 2101620
• Math proficiency: 31% ▼ -26.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $38,615
• Composite: 30.88/100
• National rank: #6119
• State rank: #53 of 165 in KY

Livability — Brownsville

• Score: 66/100
• State rank: #234
• US rank: #11426

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: Brownsville, KY
• Population (ZIP): 4,201

Population outlook (Edmonson County) Hauer SSP2

• Today (2025): 12,032 people
• By 2030: 11,768 · -2.2%
• By 2040: 11,038 · -8.3%
• By 2050: 10,147 · -15.7%
• By 2075: 8,085 · -32.8%
• By 2100: 6,540 · -45.6%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Edmonson

• 2024 margin: Solid R (+62.9) · D 17.9% · R 80.8% · Other 1.3%
• 2008→2024 swing: -26.7pp toward R · 2008: -36.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+58.7 2016: R+60.2 2012: R+39.8 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 299.193
• 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

+224.9% since first listed

3 events — show timeline

• 2026-03-06 Listed $200,000 RASKMLS
• 2018-05-07 Sold (MLS) $61,560 RASKMLS
• 2018-03-17 Listed $61,560 RASKMLS

Property tax history

+9.8%/yr

Latest (2025): $747 · -3.4% YoY. Source: county tax records.