201 Union St · Corbin, KY 40701

$149,900

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 100 Days on market

Built 2015 0.45 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Cash flow +5.0/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

. Looking for an affordable home in town that still gives you that peaceful, country style privacy? This charming 3 bedroom, 1.5 bath home checks all the boxes. You'll love relaxing on the large back deck that stretches across the home — perfect for morning coffee, evening unwinding, or weekend get togethers. Inside, enjoy a spacious kitchen, a separate dining area with windows for natural light and a large utility room with a convenient half bath. This listings features : Move in ready, In town convenience, plenty of space inside and out. This one is truly a must see. Homes like this don't stay on the market long.

Key facts

• Large back deck
• Spacious kitchen
• In town convenience

Tags

• LARGE BACK DECK
• SPACIOUS KITCHEN
• SEPARATE DINING AREA
• LARGE UTILITY ROOM
• MOVE IN READY
• IN TOWN CONVENIENCE

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public sewer; Electricity connected
• Home design: Single-story home
• Construction: Vinyl siding; Metal roof; Block foundation; Built area approximately 1,320
• Exterior features: Public water source; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Electric cooling
• Interior features: Primary bedroom on the first floor; Ceiling fan(s); Insulated windows
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (42.2% below list).
• Recommended offer: $87k (42.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#179 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Corbin Independent (town): math 42% / reading 50% proficiency, ranked #20 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corbin Elementary School (math 53% / reading 58%, grade C, #60 of 676 statewide, top 9%, 373 students, 61% FRL); Corbin Middle School (math 46% / reading 56%, grade C, #20 of 217 statewide, top 10%, 646 students, 58% FRL); Corbin High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 829 students, 53% FRL).
• Market conditions: 331 active listings in the ZIP; 65 units permitted in Whitley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Whitley County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $150k implies a 2041% gain — meaningful room to come down on a strong offer.

Recommended offer $86,603 (42.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 3.48%
• Cash-on-cash: -10.06%
• DSCR: 0.55
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $91,728
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Union St	0.02mi	2/1.0	784 (0%)	5mo	$40,000	$51	95
65 Haskew Ave	0.53mi	2/1.0	812 (+4%)	1mo	$95,000	$117	68
310 Ruby St	0.44mi	3/1.0 (+1)	856 (+9%)	9mo	$50,000	$58	52
231 Wilson St	0.59mi	1/1.0 (-1)	840 (+7%)	18mo	$119,000	$142	40

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

Projected returns pro-forma

1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.68×
• Total profit: $-13,447
• Equity at exit: $57,706

10-year hold

• IRR: -0.8%
• Equity multiple: 0.89×
• Total profit: $-4,528
• Equity at exit: $82,021

Cash invested: $41,972 (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 40701

• Home prices YoY: 0.6%
• Active inventory: 331
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-352

Break-even live

Break-even rent $1,311

Max offer price $99,000

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-300	+0% $-352	+5% $-404	+10% $-455
Rent	-10% $-420	-5% $-386	+0% $-352	+5% $-318	+10% $-283
Rate	-1.0pp $-276	-0.5pp $-314	base $-352	+0.5pp $-391	+1.0pp $-430

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $149,900 Active 100 DOM
2. 2026-06-21
   days on market $149,900 Active 99 DOM
3. 2026-06-18
   days on market $149,900 Active 97 DOM
4. 2026-06-17
   days on market $149,900 Active 96 DOM
5. 2026-06-16
   days on market $149,900 Active 95 DOM
6. 2026-06-15
   days on market $149,900 Active 94 DOM
7. 2026-06-13
   days on market $149,900 Active 92 DOM
8. 2026-06-12
   pricedays on market $149,900 Active 91 DOM
9. 2026-06-09
   days on market $159,900 Active 88 DOM
10. 2026-06-08
    days on market $159,900 Active 87 DOM
11. 2026-06-07
    days on market $159,900 Active 86 DOM
12. 2026-06-04
    days on market $159,900 Active 82 DOM
13. 2026-06-02
    days on market $159,900 Active 81 DOM
14. 2026-06-01
    days on market $159,900 Active 80 DOM
15. 2026-05-31
    days on market $159,900 Active 79 DOM
16. 2026-05-31
    days on market $159,900 Active 78 DOM
17. 2026-03-12
    listed $159,900 Active
18. 2020-08-15
    soldstatus $7,000
19. 2018-12-07
    historical
20. 2018-07-16
    price $104,900
21. 2018-06-07
    listed $109,500 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,392
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$4,361
• Taxable loss: −$7,026
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $-2,535/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: Corbin Independent
• NCES district ID: 2101320
• Math proficiency: 42% ▼ -19.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $36,928
• Composite: 38.19/100
• National rank: #4259
• State rank: #20 of 165 in KY

Livability — Corbin

• Score: 69/100
• State rank: #179
• US rank: #8891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corbin, KY
• Population (ZIP): 29,767

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 35,362 people
• By 2030: 34,807 · -1.6%
• By 2040: 33,525 · -5.2%
• By 2050: 32,550 · -8.0%
• By 2075: 29,555 · -16.4%
• By 2100: 24,308 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -47.7pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+67.2 2012: R+57.8 2008: R+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.82%
• Current HPI: 294.7961
• 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

+46.0% since first listed

5 events — show timeline

• 2026-03-12 Listed $159,900 ImagineMLS
• 2020-08-15 Sold (Public Records) $7,000 Public Records
• 2018-12-07 Listing Removed — ImagineMLS
• 2018-07-16 Price Changed $104,900 ImagineMLS
• 2018-06-07 Listed $109,500 ImagineMLS

Property tax history

-0.7%/yr

Latest (2024): $69 · -3.8% YoY. Source: county tax records.