933 W Hwy 635 · Science Hill, KY 42553

$129,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 157 Days on market

Built 1970 0.82 ac lot Est $152k · 15% 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).

• ARV discount +14.1/15.0
• Cash flow +13.2/30.0
• Appreciation +7.6/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Charming 3BR 1BA Fixer-Upper in Prime Location! Unlock the potential of this adorable house perfect for investors or those looking to create their dream home! Nestled in a fantastic neighborhood just moments from downtown, this property offers incredible rental potential or an ideal starter home. Key Features: Spacious Layout: Open living spaces ready for your personal touch. Large Detached Garage: Ample storage and versatile space for hobbies or a workshop. Great Location: Enjoy the convenience of nearby shops, restaurants, and parks. With a little TLC, this charming home can shine! Don't miss the opportunity to make it your own—schedule a viewing today!

Key facts

• Prime location
• Spacious layout
• 0.82 acre lot

Tags

• PRIME LOCATION
• SPACIOUS LAYOUT
• LARGE DETACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.82 acres (public records)

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer
• Home design: Single building with 1,398 building area
• Construction: Block foundation; Vinyl siding construction
• Exterior features: Vinyl siding

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Laminate flooring; Unfinished basement; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-3 ($-33/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (25.5% below list).
• Recommended offer: $97k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Science Hill — 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 64/100 on livability (#300 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.
• Science Hill Independent (town): math 44% / reading 55% proficiency, ranked #11 of 165 in KY (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Science Hill Elementary School (math 44% / reading 55%, grade D, #100 of 676 statewide, top 16%, 476 students, 61% FRL) — zoned schools average 61% FRL vs 40% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 30 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($898 loan paydown + $7k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 157 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $130k implies a 282% gain — meaningful room to come down on a strong offer.

Recommended offer $96,767 (25.5% 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 157 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $152,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 W Highway 635	0.41mi	2/1.0	924 (+1%)	24mo	$154,500	$167	59

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.86×
• Total profit: $31,320
• Equity at exit: $75,339

10-year hold

• IRR: 14.1%
• Equity multiple: 3.58×
• Total profit: $93,994
• Equity at exit: $131,476

Cash invested: $36,372 (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 42553

• Home prices YoY: 1.7%
• Active inventory: 30
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-3

Break-even live

Break-even rent $971

Max offer price $129,408

Occupancy floor 95%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 157 DOM
2. 2026-06-17
   days on market $129,900 Active 156 DOM
3. 2026-06-16
   days on market $129,900 Active 155 DOM
4. 2026-06-15
   days on market $129,900 Active 154 DOM
5. 2026-06-13
   days on market $129,900 Active 152 DOM
6. 2026-06-12
   days on market $129,900 Active 151 DOM
7. 2026-06-09
   days on market $129,900 Active 148 DOM
8. 2026-06-08
   days on market $129,900 Active 147 DOM
9. 2026-06-07
   days on market $129,900 Active 146 DOM
10. 2026-06-05
    days on market $129,900 Active 144 DOM
11. 2026-06-04
    days on market $129,900 Active 142 DOM
12. 2026-06-02
    days on market $129,900 Active 141 DOM
13. 2026-06-01
    days on market $129,900 Active 140 DOM
14. 2026-05-31
    days on market $129,900 Active 139 DOM
15. 2026-05-31
    days on market $129,900 Active 138 DOM
16. 2026-05-01
    price $129,900
17. 2026-01-12
    listed $139,900 Active
18. 2014-06-20
    soldstatus $34,000

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$734/yr (+$61/mo · 191.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,612
• − Mortgage interest: −$7,276
• − Property taxes: −$383
• − Insurance: −$650
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$3,779
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $527/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: Science Hill Independent
• NCES district ID: 2105220
• Math proficiency: 44% ▼ -13.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $41,733
• Composite: 41.54/100
• National rank: #3444
• State rank: #11 of 165 in KY

Livability — Science Hill

• Score: 64/100
• State rank: #300
• US rank: #14380

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: Science Hill, KY
• Population (ZIP): 5,962

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Subsaharan African 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 5.22%
• Current HPI: 312.5486
• 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

+282.1% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $129,900 ImagineMLS
• 2026-01-12 Listed $139,900 ImagineMLS
• 2014-06-20 Sold (Public Records) $34,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $383 · -7.6% YoY. Source: county tax records.