150 Smokey Row · Jenkins, KY 41537

$80,000

3 bd · 2.0 ba · 672 sqft · Other public records · 73 Days on market

Built 1970 0.57 ac lot

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Why this score? — see what drove the C+ 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +4.1/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Double wide needing some tlc and several lots Selling as is. Great downtown location in Jenkins KY for this property with room to add additional homes or have super large yard. The old house in photo is not included. Per the attached photo, fema doesn't show the doublewide to be in the flood zone but some of the land is.

Key facts

• Super large yard
• Downtown location
• 0.57 acre lot

Tags

• DOWNTOWN LOCATION
• SUPER LARGE YARD

Property features AI

Exterior

• Parking: Detached parking on asphalt
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Metal siding; Metal roof
• Exterior features: Covered porch; Patio/porch

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Covered porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#424 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B+; Watch: schools F, amenities F, commute F.
• Jenkins Independent (rural): math 23% / reading 48% proficiency, ranked #164 of 173 in KY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $553 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Letcher County population projected at -39% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $80k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1970 — 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 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?
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: 1.08% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,113
• Equity at exit: $16,189

10-year hold

• IRR: 8.9%
• Equity multiple: 1.78×
• Total profit: $17,531
• Equity at exit: $14,462

Cash invested: $22,400 (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 41537

• Home prices YoY: -1.2%
• Active inventory: 11
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $158

Break-even live

Break-even rent $665

Max offer price $80,000

Occupancy floor 77%

Sensitivity live

Price	-10% $203	-5% $181	+0% $158	+5% $136	+10% $113
Rent	-10% $90	-5% $124	+0% $158	+5% $192	+10% $227
Rate	-1.0pp $198	-0.5pp $179	base $158	+0.5pp $137	+1.0pp $116

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $80,000 Active 73 DOM
2. 2026-06-18
   days on market $80,000 Active 71 DOM
3. 2026-06-17
   days on market $80,000 Active 70 DOM
4. 2026-06-16
   days on market $80,000 Active 69 DOM
5. 2026-06-15
   days on market $80,000 Active 68 DOM
6. 2026-06-13
   days on market $80,000 Active 66 DOM
7. 2026-06-12
   days on market $80,000 Active 65 DOM
8. 2026-06-09
   days on market $80,000 Active 62 DOM
9. 2026-06-09
   remarks 326-char remark
10. 2026-06-08
    days on market $80,000 Active 61 DOM
11. 2026-06-07
    remarks 268-char remark
12. 2026-06-07
    days on market $80,000 Active 60 DOM
13. 2026-06-05
    days on market $80,000 Active 58 DOM
14. 2026-06-04
    days on market $80,000 Active 56 DOM
15. 2026-06-02
    days on market $80,000 Active 55 DOM
16. 2026-06-01
    days on market $80,000 Active 54 DOM
17. 2026-05-31
    days on market $80,000 Active 53 DOM
18. 2026-05-31
    days on market $80,000 Active 52 DOM
19. 2026-04-08
    listed $80,000 Active
20. 2022-07-29
    soldstatus $15,000

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 23 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: $10,382
• − Mortgage interest: −$4,481
• − Property taxes: −$869
• − Insurance: −$400
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$2,327
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,744/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: Jenkins Independent
• NCES district ID: 2103000
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 48% ▲ 5.00%
• Median HH income: $29,278
• Composite: 31.35/100
• National rank: #11225
• State rank: #164 of 173 in KY

Livability — Jenkins

• Score: 59/100
• State rank: #424
• US rank: #20457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jenkins, KY
• City population: 148
• Population (ZIP): 3,177

Population outlook (Letcher County) Hauer SSP2

• Today (2025): 19,961 people
• By 2030: 18,236 · -8.6%
• By 2040: 14,928 · -25.2%
• By 2050: 12,156 · -39.1%
• By 2075: 7,638 · -61.7%
• By 2100: 5,470 · -72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Letcher

• 2024 margin: Solid R (+64.0) · D 17.3% · R 81.2% · Other 1.5%
• 2008→2024 swing: -30.6pp toward R · 2008: -33.3pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.4 2016: R+63.0 2012: R+58.3 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.83%
• Current HPI: 152.8516
• 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

+433.3% since first listed

2 events — show timeline

• 2026-04-08 Listed $80,000 EKAR
• 2022-07-29 Sold (Public Records) $15,000 Public Records

Property tax history

+2.6%/yr

Latest (2023): $869 · -0.4% YoY. Source: county tax records.