125 Combs St · Hazard, KY 41701

$89,000

4 bd · 1.0 ba · 1,952 sqft · Other public records · 56 Days on market

Built 1950 3,049 sqft lot $46/sqft · 42% below area Est $154k · 42% under ↓ 29% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GREAT INVESTMENT OPPORTUNITY!! Single-family home currently split into 2 rental units. Can easily be converted back to one unit. Conveniently located to local schools, shopping, downtown Hazard, and the local hospital. Don't miss this opportunity! Contact the listing broker to set up a showing.

Key facts

• Downtown hazard
• Rental units
• Local schools

Tags

• INVESTMENT OPPORTUNITY
• RENTAL UNITS
• LOCAL SCHOOLS
• SHOPPING
• DOWNTOWN HAZARD
• LOCAL HOSPITAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning; 2 stories
• Construction: Wood siding
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Seven total rooms; Deck; Porch

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 4.9% in Hazard — 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 68/100 on livability (#196 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Hazard Independent (town): math 31% / reading 48% proficiency, ranked #39 of 165 in KY (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roy G. Eversole Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 458 students, 58% FRL); Hazard Middle School (math 29% / reading 55%, grade D-, #50 of 217 statewide, top 23%, 295 students, 57% FRL); Hazard High School (math 37% / reading 32%, grade F, #76 of 254 statewide, top 34%, 277 students, 58% FRL).
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1950 — 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: 1.75% ✓
• Cap rate: 15.64%
• Cash-on-cash: 33.37%
• DSCR: 2.48
• GRM: 4.8

CMA / ARV

• ARV (median comp): $153,647
• List price: $89,000
• Delta: -42.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 2.19×
• Total profit: $29,691
• Equity at exit: $13,270

10-year hold

• IRR: 36.0%
• Equity multiple: 4.31×
• Total profit: $82,592
• Equity at exit: $7,695

Cash invested: $24,920 (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 41701

• Home prices YoY: -14.4%
• Active inventory: 56
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $693

Break-even live

Break-even rent $683

Max offer price $89,000

Occupancy floor 51%

Sensitivity live

Price	-10% $743	-5% $718	+0% $693	+5% $668	+10% $643
Rent	-10% $570	-5% $631	+0% $693	+5% $755	+10% $816
Rate	-1.0pp $738	-0.5pp $716	base $693	+0.5pp $670	+1.0pp $646

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 56 DOM
2. 2026-06-17
   days on market $89,000 Active 55 DOM
3. 2026-06-16
   days on market $89,000 Active 54 DOM
4. 2026-06-15
   days on market $89,000 Active 53 DOM
5. 2026-06-13
   days on market $89,000 Active 51 DOM
6. 2026-06-12
   days on market $89,000 Active 50 DOM
7. 2026-06-09
   days on market $89,000 Active 47 DOM
8. 2026-06-08
   days on market $89,000 Active 46 DOM
9. 2026-06-07
   days on market $89,000 Active 45 DOM
10. 2026-06-07
    pricedays on market $89,000 Active 44 DOM
11. 2026-06-04
    days on market $110,000 Active 41 DOM
12. 2026-06-02
    days on market $110,000 Active 40 DOM
13. 2026-06-01
    days on market $110,000 Active 39 DOM
14. 2026-05-31
    days on market $110,000 Active 38 DOM
15. 2026-05-31
    days on market $110,000 Active 37 DOM
16. 2026-04-23
    listed $110,000 Active 295-char remark
17. 2025-03-31
    price $110,000
18. 2025-02-26
    listed $125,000 Active
19. 2022-12-11
    historical

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$341/yr (+$28/mo · 80.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,716
• − Mortgage interest: −$4,985
• − Property taxes: −$424
• − Insurance: −$445
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,589
• Taxable income: $7,278
• Est. tax owed @ 24.0%: −$1,747
• After-tax cash flow: $6,569/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: Hazard Independent
• NCES district ID: 2102670
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $35,115
• Composite: 32.59/100
• National rank: #5676
• State rank: #39 of 165 in KY

Livability — Hazard

• Score: 68/100
• State rank: #196
• US rank: #9701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazard, KY
• Population (ZIP): 16,646

Population outlook (Perry County) Hauer SSP2

• Today (2025): 24,976 people
• By 2030: 23,390 · -6.4%
• By 2040: 20,270 · -18.8%
• By 2050: 17,547 · -29.7%
• By 2075: 12,599 · -49.6%
• By 2100: 9,358 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -27.5pp toward R · 2008: -32.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.3 2016: R+57.0 2012: R+58.5 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.13%
• Current HPI: 143.629
• 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

-28.8% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $89,000 EKAR
• 2026-04-23 Listed $110,000 EKAR
• 2025-03-31 Price Changed $110,000 EKAR
• 2025-02-26 Listed $125,000 EKAR
• 2022-12-11 Rental Removed — RENT.