128 B St

Brownsville, KY 42210

$200,000D

4 bd · 2.0 ba · 1,292 sqft · Built 1965 · Other · Active · 107 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,350/mo
• Mortgage (P&I): −$1,049
• Tax + insurance: −$146
• HOA: −$0
• Vac / Maint / Mgmt: −$284
• Net cashflow: $-128/mo
• Annual: $-1,535/yr
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• 1% rule: 0.68%
• Cash to close: $56,000

Investor read

• This is a 4-bed/2.0-bath other listed at $200k.
• 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).
• It's been on market 107 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $135k (32.5% below list) — sets the bar for 1% rule.
• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.6% local appreciation)).
• 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.
• Edmonson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.