2831 Williamsburg St · Whitley City, KY 42653

$89,000

3 bd · 1.0 ba · 800 sqft · Other · 55 Days on market

Built 2010 0.42 ac lot $111/sqft · 36% below area Est $139k · 36% under

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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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +6.4/10.0
• 1% rule +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

3 bedroom house with attached garage. Serene country setting. Large bathroom with extra bonus space. Partially furnished and includes washer and dryer. Perfect for primary residence or vacation home. Covered front porch with wrap around deck. Detached 24X38 garage with large storage loft and concrete floor built in 2017. Spacious concrete driveway and parking area large enough for boat or RV.

Key facts

• Covered front porch
• Wrap around deck
• Detached garage

Tags

• COVERED FRONT PORCH
• WRAP AROUND DECK
• DETACHED GARAGE
• SPACIOUS CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-story house
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a house (800 building area)
• Exterior features: Ramped access; Workshop; RV/boat storage

Interior

• Kitchen: Microwave; Refrigerator; Breakfast bar and eat-in kitchen configuration
• Bedrooms: Total rooms: 7 (includes bedroom(s); primary bedroom on the first floor)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Breakfast bar; Eat-in kitchen; Primary bedroom on the first floor; Ramped access to the home; Accessible full bathroom; Accessible approach with ramp; Safe emergency egress from the home
• Laundry & utility: Washer hookup; Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (0.7% below list).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#441 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Mccreary County (rural): math 22% / reading 35% proficiency, ranked #135 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whitley City Elementary School (math 12% / reading 21%, grade F, #615 of 676 statewide, top 91%, 551 students, 84% FRL); Mccreary County Middle School (math 22% / reading 38%, grade F, #146 of 217 statewide, top 69%, 605 students, 81% FRL).
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (2.9% local appreciation)).
• McCreary County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, 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 55 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $139,305
• List price: $89,000
• Delta: -36.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.84×
• Total profit: $20,912
• Equity at exit: $39,304

10-year hold

• IRR: 16.6%
• Equity multiple: 3.41×
• Total profit: $59,963
• Equity at exit: $60,023

Cash invested: $24,920 (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 42653

• Home prices YoY: 1.8%
• Active inventory: 31
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $171

Break-even live

Break-even rent $667

Max offer price $89,000

Occupancy floor 76%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $89,000 Active 55 DOM
2. 2026-06-17
   days on market $89,000 Active 54 DOM
3. 2026-06-16
   days on market $89,000 Active 53 DOM
4. 2026-06-15
   days on market $89,000 Active 52 DOM
5. 2026-06-13
   days on market $89,000 Active 50 DOM
6. 2026-06-12
   days on market $89,000 Active 49 DOM
7. 2026-06-09
   days on market $89,000 Active 46 DOM
8. 2026-06-08
   days on market $89,000 Active 45 DOM
9. 2026-06-07
   days on market $89,000 Active 44 DOM
10. 2026-06-07
    days on market $89,000 Active 43 DOM
11. 2026-06-04
    days on market $89,000 Active 40 DOM
12. 2026-06-02
    days on market $89,000 Active 39 DOM
13. 2026-06-01
    days on market $89,000 Active 38 DOM
14. 2026-05-31
    days on market $89,000 Active 37 DOM
15. 2026-05-31
    days on market $89,000 Active 36 DOM
16. 2026-04-24
    listed $89,000 Active 405-char remark

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$484/yr (+$40/mo · 172.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,609
• − Mortgage interest: −$4,985
• − Property taxes: −$281
• − Insurance: −$445
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,589
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $1,908/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: Mccreary County
• NCES district ID: 2103990
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $22,071
• Composite: 22.24/100
• National rank: #8147
• State rank: #135 of 165 in KY

Livability — Whitley City

• Score: 57/100
• State rank: #441
• US rank: #21812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,911

Population outlook (McCreary County) Hauer SSP2

• Today (2025): 17,097 people
• By 2030: 16,678 · -2.5%
• By 2040: 15,626 · -8.6%
• By 2050: 14,467 · -15.4%
• By 2075: 11,665 · -31.8%
• By 2100: 9,268 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McCreary

• 2024 margin: Solid R (+78.7) · D 10.3% · R 89.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -52.1pp · 2024: -78.7pp
• All cycles: 2024: R+78.7 2020: R+76.7 2016: R+75.3 2012: R+61.3 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 164.4688
• 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

2 events — show timeline

• 2026-06-19 Contingent — ImagineMLS
• 2026-04-24 Listed $89,000 ImagineMLS

Property tax history

+53.8%/yr

Latest (2025): $281 · +0.4% YoY. Source: county tax records.