325 Oakland St · Burkesville, KY 42717

$75,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 81 Days on market

Built 1940 9,583 sqft 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 +8.9/10.0
• 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

Wonderful opportunity to build sweat equity, rental home or fix & flip on this ample and desirable corner lot with large 3 bed 1.5 bath home flanked by 672 square foot detached 2-car garage with storage room. Garage, driveway and kitchen entrance on quiet side street. North end of town and high up above Main Street yet just a short distance to downtown amenities and local schools. Public utilities include water, sewer, electricity and natural gas. Home has raised concrete front porch with distant views and good sun exposure, covered rear concrete patio with entrance into bright kitchen. Large family room with gas fireplace and built-in cabinets. Kitchen is light and bright. Good sized bedrooms and bonus space upstairs in attic area for storage or ??? Metal roof. Garage has driveway for 4 cars plus 2 off street spots along fourth street. Centralized community mailboxes across from home on Oakland Street. Awesome opportunity for someone with the vision and resources to breathe new life into this potential beauty! Fixer upper. May not be currently lendable so cash sale most likely if not mandatory.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $307 ($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: $70k (6.0% 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 $519 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 81 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $75k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.55%
• DSCR: 1.78
• GRM: 6.0

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $7,512
• Equity at exit: $11,272

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $31,870
• Equity at exit: $6,638

Cash invested: $21,000 (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 42717

• Home prices YoY: -1.5%
• Active inventory: 145
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $307

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 81 DOM
2. 2026-06-17
   days on market $75,000 Active 80 DOM
3. 2026-06-16
   days on market $75,000 Active 79 DOM
4. 2026-06-15
   days on market $75,000 Active 78 DOM
5. 2026-06-13
   days on market $75,000 Active 76 DOM
6. 2026-06-12
   days on market $75,000 Active 75 DOM
7. 2026-06-09
   days on market $75,000 Active 72 DOM
8. 2026-06-08
   days on market $75,000 Active 71 DOM
9. 2026-06-07
   days on market $75,000 Active 70 DOM
10. 2026-06-07
    days on market $75,000 Active 69 DOM
11. 2026-06-04
    days on market $75,000 Active 66 DOM
12. 2026-06-02
    days on market $75,000 Active 65 DOM
13. 2026-06-01
    days on market $75,000 Active 64 DOM
14. 2026-05-31
    days on market $75,000 Active 63 DOM
15. 2026-05-31
    days on market $75,000 Active 62 DOM
16. 2026-03-27
    listed $75,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    Wonderful opportunity to build sweat equity, rental home or fix & flip on this ample and desirable corner lot with large 3 bed 1.5 bath home flanked by 672 square foot detached 2-car garage with storage room. Garage, driveway and kitchen entrance on quiet side street. North end of town and high up above Main Street yet just a short distance to downtown amenities and local schools. Public utilities include water, sewer, electricity and natural gas. Home has raised concrete front porch with distant views and good sun exposure, covered rear concrete patio with entrance into bright kitchen. Large family room with gas fireplace and built-in cabinets. Kitchen is light and bright. Good sized bedrooms and bonus space upstairs in attic area for storage or ??? Metal roof. Garage has driveway for 4 cars plus 2 off street spots along fourth street. Centralized community mailboxes across from home on Oakland Street. Awesome opportunity for someone with the vision and resources to breathe new life into this potential beauty! Fixer upper. May not be currently lendable so cash sale most likely if not mandatory.

17. 1992-06-01
    soldstatus $29,000

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

Taxation est. · year 1

• Rental income: $12,539
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,182
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,050/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

+158.6% since first listed

2 events — show timeline

• 2026-03-27 Listed $75,000 SCKMLSKY
• 1992-06-01 Sold (Public Records) $29,000 Public Records