4539 Coon Creek Rd · Salyersville, KY 41465

$72,500

3 bd · 1.0 ba · 1,064 sqft · Other · 122 Days on market

Built 1959 0.40 ac lot $68/sqft · 73% below area ↓ 3% 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.6/10.0

Listing remarks MLS

Perfect for first-time home buyers or savvy investors! Step into this inviting 3-bedroom, 1-bath home that combines classic charm with cozy comfort. The living room offers a warm and welcoming atmosphere, featuring a delightful fireplace and ample space for relaxing or entertaining. The kitchen has a touch of old-fashioned charm, full of character and ready for your personal touch. Enjoy peaceful mornings or relaxing evenings on the front porch, complete with a porch swing—perfect for sipping coffee or enjoying the sunset. The property also includes a storage shed for added convenience. This home is full of warmth, character, and potential—come see what makes it so special!

Key facts

• Front porch
• Small pond
• Storage shed

Tags

• FIREPLACE
• FRONT PORCH
• PORCH SWING
• STORAGE SHED
• SMALL POND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $72k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#133 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Magoffin County (rural): math 13% / reading 28% proficiency, ranked #161 of 165 in KY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Magoffin County population projected at -32% 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1959 — 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: 1.32% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $267,415
• List price: $72,500
• Delta: -72.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $8,727
• Equity at exit: $10,810

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $33,894
• Equity at exit: $6,268

Cash invested: $20,300 (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 41465

• Home prices YoY: -2.5%
• Active inventory: 36
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $322

Break-even live

Break-even rent $552

Max offer price $72,500

Occupancy floor 61%

Sensitivity live

Price	-10% $363	-5% $342	+0% $322	+5% $301	+10% $281
Rent	-10% $246	-5% $284	+0% $322	+5% $360	+10% $398
Rate	-1.0pp $358	-0.5pp $340	base $322	+0.5pp $303	+1.0pp $284

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $72,500 Active 122 DOM
2. 2026-06-18
   days on market $72,500 Active 120 DOM
3. 2026-06-17
   days on market $72,500 Active 119 DOM
4. 2026-06-16
   days on market $72,500 Active 118 DOM
5. 2026-06-15
   days on market $72,500 Active 117 DOM
6. 2026-06-13
   days on market $72,500 Active 115 DOM
7. 2026-06-12
   days on market $72,500 Active 114 DOM
8. 2026-06-09
   days on market $72,500 Active 111 DOM
9. 2026-06-08
   days on market $72,500 Active 110 DOM
10. 2026-06-07
    days on market $72,500 Active 109 DOM
11. 2026-06-07
    days on market $72,500 Active 108 DOM
12. 2026-06-04
    days on market $72,500 Active 105 DOM
13. 2026-06-02
    days on market $72,500 Active 104 DOM
14. 2026-06-01
    days on market $72,500 Active 103 DOM
15. 2026-05-31
    days on market $72,500 Active 102 DOM
16. 2026-05-31
    days on market $72,500 Active 101 DOM
17. 2026-04-07
    status Active 696-char remark

    Show marketing remark (696 chars)

    Perfect for first-time home buyers or savvy investors! Step into this inviting 3-bedroom, 1-bath home that combines classic charm with cozy comfort. The living room offers a warm and welcoming atmosphere, featuring a delightful fireplace and ample space for relaxing or entertaining. The kitchen has a touch of old-fashioned charm, full of character and ready for your personal touch. Enjoy peaceful mornings or relaxing evenings on the front porch, complete with a porch swing—perfect for sipping coffee or enjoying the sunset. The property also includes a storage shed for added convenience. This home is full of warmth, character, and potential—come see what makes it so special!

18. 2026-03-30
    historical Contingent 696-char remark

    Show marketing remark (696 chars)

    Perfect for first-time home buyers or savvy investors! Step into this inviting 3-bedroom, 1-bath home that combines classic charm with cozy comfort. The living room offers a warm and welcoming atmosphere, featuring a delightful fireplace and ample space for relaxing or entertaining. The kitchen has a touch of old-fashioned charm, full of character and ready for your personal touch. Enjoy peaceful mornings or relaxing evenings on the front porch, complete with a porch swing—perfect for sipping coffee or enjoying the sunset. The property also includes a storage shed for added convenience. This home is full of warmth, character, and potential—come see what makes it so special!

19. 2026-03-16
    price $72,500 696-char remark

    Show marketing remark (696 chars)

    Perfect for first-time home buyers or savvy investors! Step into this inviting 3-bedroom, 1-bath home that combines classic charm with cozy comfort. The living room offers a warm and welcoming atmosphere, featuring a delightful fireplace and ample space for relaxing or entertaining. The kitchen has a touch of old-fashioned charm, full of character and ready for your personal touch. Enjoy peaceful mornings or relaxing evenings on the front porch, complete with a porch swing—perfect for sipping coffee or enjoying the sunset. The property also includes a storage shed for added convenience. This home is full of warmth, character, and potential—come see what makes it so special!

20. 2026-01-22
    listed $75,000 Active 696-char remark

    Show marketing remark (696 chars)

    Perfect for first-time home buyers or savvy investors! Step into this inviting 3-bedroom, 1-bath home that combines classic charm with cozy comfort. The living room offers a warm and welcoming atmosphere, featuring a delightful fireplace and ample space for relaxing or entertaining. The kitchen has a touch of old-fashioned charm, full of character and ready for your personal touch. Enjoy peaceful mornings or relaxing evenings on the front porch, complete with a porch swing—perfect for sipping coffee or enjoying the sunset. The property also includes a storage shed for added convenience. This home is full of warmth, character, and potential—come see what makes it so special!

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: +$317/yr (+$26/mo · 103.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,511
• − Mortgage interest: −$4,061
• − Property taxes: −$306
• − Insurance: −$362
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,109
• Taxable income: $2,830
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $3,183/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: Magoffin County
• NCES district ID: 2103750
• Math proficiency: 13% ▼ -33.00%
• Reading proficiency: 28% ▼ -28.00%
• Median HH income: $26,755
• Composite: 16.05/100
• National rank: #9241
• State rank: #161 of 165 in KY

Livability — Salyersville

• Score: 72/100
• State rank: #133
• US rank: #6251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,539

Population outlook (Magoffin County) Hauer SSP2

• Today (2025): 11,677 people
• By 2030: 10,962 · -6.1%
• By 2040: 9,458 · -19.0%
• By 2050: 8,002 · -31.5%
• By 2075: 5,292 · -54.7%
• By 2100: 3,521 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Magoffin

• 2024 margin: Solid R (+64.1) · D 17.2% · R 81.3% · Other 1.5%
• 2008→2024 swing: -57.0pp toward R · 2008: -7.1pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+54.3 2016: R+51.9 2012: R+39.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.64%
• Current HPI: 219.4993
• 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

-3.3% since first listed

4 events — show timeline

• 2026-04-07 Relisted — ImagineMLS
• 2026-03-30 Contingent — ImagineMLS
• 2026-03-16 Price Changed $72,500 ImagineMLS
• 2026-01-22 Listed $75,000 ImagineMLS

Property tax history

+2.7%/yr

Latest (2024): $306 · +1.1% YoY. Source: county tax records.