106 Ashurst St · Somerset, KY 42501

$89,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 44 Days on market

Built 1900 8,712 sqft lot $107/sqft · 34% below area Est $137k · 34% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute and cozy 2 bedroom, 1 bath home with charming retro character throughout! Features vintage wallpaper, classic awnings, carport, and a warm inviting feel. The roof is only a couple of years old. With some updates and TLC, this would make a great investment property, rental, or starter home. Conveniently located in the city limits of Somerset. Inspections welcome but sold as is.

Key facts

• Vintage wallpaper
• Carport
• Classic awnings

Tags

• VINTAGE WALLPAPER
• CLASSIC AWNINGS
• CARPORT

Property features AI

Finance

• Other: Parcel number 076-1-2-56

Exterior

• Parking: Attached carport; Detached carport; Carport present
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: House; One level
• Construction: Metal siding; Block foundation; Shingle roof; Building area approximately 840
• Exterior features: Few trees on the lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Dishwasher; Refrigerator; Range; Exterior-entry basement; No fireplace
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.1% in Somerset — 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 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: amenities F, commute F, employment F.
• Somerset Independent (town): math 36% / reading 44% proficiency, ranked #42 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopkins Elementary School (math 48% / reading 48%, grade D, #115 of 676 statewide, top 17%, 650 students, 71% FRL); Meece Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 444 students, 67% FRL); Somerset High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 521 students, 54% FRL).
• Market conditions: 192 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $137,171
• List price: $89,900
• Delta: -34.46%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Ashurst St	0.03mi	2/1.0	840 (0%)	1mo	$100,000	$119	97
304 Hamilton Ave	0.23mi	2/1.0	808 (-4%)	11mo	$158,500	$196	74
318 Duncan St	0.34mi	2/1.0	875 (+4%)	7mo	$152,500	$174	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-8,698
• Equity at exit: $13,404

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $21
• Equity at exit: $7,773

Cash invested: $25,172 (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 42501

• Home prices YoY: -19.8%
• Active inventory: 192
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $903 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $92

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 85%

Sensitivity live

Price	-10% $154	-5% $123	+0% $92	+5% $61	+10% $30
Rent	-10% $21	-5% $56	+0% $92	+5% $128	+10% $163
Rate	-1.0pp $137	-0.5pp $115	base $92	+0.5pp $69	+1.0pp $45

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Driftwood Cir Apt 2 Somerset, KY	2.0	1.0	921	$900	$0.98	45d	1	0.15mi
46 Sandalwood Way Somerset, KY	2.0	1.0	800	$900	$1.12	45d	1	0.16mi
19 Driftwood Cir Unit 2 Somerset, KY	2.0	1.0	986	$900	$0.91	45d	1	0.16mi
33 Driftwood Cir Apt 1 Somerset, KY	2.0	1.0	986	$900	$0.91	45d	1	0.17mi
50 Driftwood Cir Apt 2 Somerset, KY	2.0	1.0	921	$900	$0.98	45d	1	0.20mi
50 Faith Ct Somerset, KY	2.0–3.0	1.5–2.5	1225	$1,025	$0.84	45d	1	1.11mi

Listing history 18 events

1. 2026-06-21
   days on market $89,900 Active 44 DOM
2. 2026-06-21
   days on market $89,900 Active 43 DOM
3. 2026-06-18
   days on market $89,900 Active 41 DOM
4. 2026-06-17
   days on market $89,900 Active 40 DOM
5. 2026-06-16
   days on market $89,900 Active 39 DOM
6. 2026-06-15
   days on market $89,900 Active 38 DOM
7. 2026-06-13
   days on market $89,900 Active 36 DOM
8. 2026-06-12
   days on market $89,900 Active 35 DOM
9. 2026-06-09
   days on market $89,900 Active 32 DOM
10. 2026-06-08
    days on market $89,900 Active 31 DOM
11. 2026-06-07
    days on market $89,900 Active 30 DOM
12. 2026-06-07
    days on market $89,900 Active 29 DOM
13. 2026-06-04
    days on market $89,900 Active 26 DOM
14. 2026-06-02
    days on market $89,900 Active 25 DOM
15. 2026-06-01
    days on market $89,900 Active 24 DOM
16. 2026-05-31
    days on market $89,900 Active 23 DOM
17. 2026-05-31
    days on market $89,900 Active 22 DOM
18. 2026-05-08
    listed $89,900 Active 384-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,834
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$2,615
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $1,187/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: Somerset Independent
• NCES district ID: 2105430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 44% ▼ -18.00%
• Median HH income: $28,554
• Composite: 32.42/100
• National rank: #5727
• State rank: #42 of 165 in KY

Livability — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, KY
• Population (ZIP): 17,441

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.04%
• Current HPI: 284.0445
• 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

1 event — show timeline

• 2026-05-08 Listed $89,900 ImagineMLS

Property tax history

-0.2%/yr

Latest (2025): $63 · -12.1% YoY. Source: county tax records.