9872 State Highway 93 · Eddyville, KY 42038

$375,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 46 Days on market

Built 1964 12 ac lot $372/sqft · 57% above area Est $504k · 26% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hunting and recreational paradise. 70+/- acres contingent upon survey. Deeded access will be provided via easement. Sold over list due to additional land and building.

Key facts

• 11.8 acre lot
• Garage
• Listed 46 days

Property features AI

Exterior

• Parking: Detached gravel garage (1 car)
• Utilities: Septic tank
• Home design: Residential single-family home
• Construction: Frame construction with wood siding; Metal roof
• Exterior features: Covered screened patio/porch; Level lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (33.0% below list).
• Recommended offer: $251k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.5% in Eddyville — 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 69/100 on livability (#174 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lyon County Elementary School (math 42% / reading 57%, grade D, #100 of 676 statewide, top 16%, 457 students, 58% FRL); Lyon County Middle School (math 51% / reading 54%, grade C+, #16 of 217 statewide, top 7%, 243 students, 51% FRL); Lyon County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 298 students, 46% FRL).
• Market conditions: 118 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $225k; list at $375k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,167 (33.0% 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 46 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.67% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

• ARV (median comp): $503,755
• List price: $375,000
• Delta: -25.56%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-74,579
• Equity at exit: $55,914

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-83,295
• Equity at exit: $32,423

Cash invested: $105,000 (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 42038

• Home prices YoY: -30.7%
• Active inventory: 118
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-214

Break-even live

Break-even rent $2,782

Max offer price $337,253

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-108	+0% $-214	+5% $-320	+10% $-426
Rent	-10% $-412	-5% $-313	+0% $-214	+5% $-114	+10% $-15
Rate	-1.0pp $-25	-0.5pp $-118	base $-214	+0.5pp $-311	+1.0pp $-410

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $375,000 Active 46 DOM
2. 2026-06-21
   days on market $375,000 Active 45 DOM
3. 2026-06-18
   days on market $375,000 Active 43 DOM
4. 2026-06-17
   days on market $375,000 Active 42 DOM
5. 2026-06-16
   days on market $375,000 Active 41 DOM
6. 2026-06-15
   days on market $375,000 Active 40 DOM
7. 2026-06-13
   days on market $375,000 Active 38 DOM
8. 2026-06-12
   days on market $375,000 Active 37 DOM
9. 2026-06-09
   days on market $375,000 Active 34 DOM
10. 2026-06-08
    days on market $375,000 Active 33 DOM
11. 2026-06-07
    days on market $375,000 Active 32 DOM
12. 2026-06-07
    days on market $375,000 Active 31 DOM
13. 2026-06-04
    days on market $375,000 Active 28 DOM
14. 2026-06-02
    days on market $375,000 Active 27 DOM
15. 2026-06-01
    days on market $375,000 Active 26 DOM
16. 2026-05-31
    days on market $375,000 Active 25 DOM
17. 2026-05-31
    days on market $375,000 Active 24 DOM
18. 2026-05-06
    listed $375,000 Active 506-char remark
19. 2023-05-29
    soldstatus $225,000 Closed 167-char remark

    Show marketing remark (167 chars)

    Hunting and recreational paradise. 70+/- acres contingent upon survey. Deeded access will be provided via easement. Sold over list due to additional land and building.

20. 2023-04-05
    status Pending 167-char remark

    Show marketing remark (167 chars)

    Hunting and recreational paradise. 70+/- acres contingent upon survey. Deeded access will be provided via easement. Sold over list due to additional land and building.

21. 2023-03-13
    status Active 167-char remark

    Show marketing remark (167 chars)

    Hunting and recreational paradise. 70+/- acres contingent upon survey. Deeded access will be provided via easement. Sold over list due to additional land and building.

22. 2021-11-16
    listed $210,000 167-char remark

    Show marketing remark (167 chars)

    Hunting and recreational paradise. 70+/- acres contingent upon survey. Deeded access will be provided via easement. Sold over list due to additional land and building.

23. 2020-10-15
    soldstatus $346,500
24. 2007-01-03
    soldstatus $170,000

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: +$2,324/yr (+$194/mo · 257.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $30,140
• − Mortgage interest: −$21,006
• − Property taxes: −$901
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$10,909
• Taxable loss: −$9,374
• Est. tax savings @ 24.0%: +$2,250
• After-tax cash flow: $-314/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 of 165 in KY

Livability — Eddyville

• Score: 69/100
• State rank: #174
• US rank: #8755

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

• Population (ZIP): 6,045

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.82%
• Current HPI: 148.5677
• 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

+120.6% since first listed

7 events — show timeline

• 2026-05-06 Listed $375,000 WKRMLS
• 2023-05-29 Sold (MLS) $225,000 WKRMLS
• 2023-04-05 Pending — WKRMLS
• 2023-03-13 Relisted — WKRMLS
• 2021-11-16 Listed $210,000 WKRMLS
• 2020-10-15 Sold (Public Records) $346,500 Public Records
• 2007-01-03 Sold (Public Records) $170,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $901 · -1.1% YoY. Source: county tax records.