275 Rocky Hollow Rd · Pikeville, KY 41557

$49,900

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 137 Days on market

Built 1950 15 ac lot $35/sqft · 60% below area ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

Key facts

• 15 acre lot
• Built 1950
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 2.7% in Pikeville — 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 71/100 on livability (#139 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D, amenities F, commute F.
• Pike County (rural): math 24% / reading 40% proficiency, ranked #98 of 165 in KY (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.6% local appreciation)).
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 92307% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.21% ✓
• Cap rate: 18.88%
• Cash-on-cash: 44.97%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (median comp): $123,695
• List price: $49,900
• Delta: -59.66%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.68×
• Total profit: $37,508
• Equity at exit: $24,178

10-year hold

• IRR: 45.8%
• Equity multiple: 7.43×
• Total profit: $89,855
• Equity at exit: $38,675

Cash invested: $13,972 (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 41557

• Home prices YoY: 2.4%
• Active inventory: 5
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $468

Break-even live

Break-even rent $510

Max offer price $49,900

Occupancy floor 53%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-08
   status Active 181-char remark

   Show marketing remark (181 chars)

   Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

2. 2026-03-30
   historical 181-char remark

   Show marketing remark (181 chars)

   Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

3. 2026-03-19
   price $49,900 181-char remark

   Show marketing remark (181 chars)

   Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

4. 2026-02-05
   price $52,900 181-char remark

   Show marketing remark (181 chars)

   Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

5. 2026-01-02
   price $54,900 181-char remark

   Show marketing remark (181 chars)

   Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

6. 2025-12-30
   listed $54 Active 181-char remark

   Show marketing remark (181 chars)

   Brick Home in Raccoon KY!!! This home has two bedrooms and one and half baths with large lot and partial unfinished basement. Covered porch and open concept!!!! Large living room!!!

ⓘ 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: $774 · $65/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,224
• − Mortgage interest: −$2,795
• − Property taxes: −$774
• − Insurance: −$916
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,452
• Taxable income: $5,171
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $4,375/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: Pike County
• NCES district ID: 2104800
• Math proficiency: 24% ▼ -24.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $32,601
• Composite: 26.14/100
• National rank: #7276
• State rank: #98 of 165 in KY

Livability — Pikeville

• Score: 71/100
• State rank: #139
• US rank: #6715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,026

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Lithuanian 1% Slovak 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 151.5843
• 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

-9.1% since first listed

6 events — show timeline

• 2026-04-08 Relisted — ImagineMLS
• 2026-03-30 Listing Removed — ImagineMLS
• 2026-03-19 Price Changed $49,900 ImagineMLS
• 2026-02-05 Price Changed $52,900 ImagineMLS
• 2026-01-02 Price Changed $54,900 ImagineMLS
• 2025-12-30 Listed $54 ImagineMLS

Property tax history

+2.8%/yr

Latest (2025): $774 · +5.9% YoY. Source: county tax records.