267 Stanford St · Science Hill, KY 42553

$164,900

3 bd · 1.5 ba · 1,358 sqft · SingleFamily public records · 111 Days on market

Built 1970 0.80 ac lot Est $158k · at est.

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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).

• Cash flow +9.8/30.0
• Appreciation +7.6/10.0
• ARV discount +5.4/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

Nestled in the heart of Science Hill, this charming brick home blends timeless character with inviting warmth, all set on a large, scenic lot complete with a detached garage and barn, ideal for storage and/or hobbies. The classic brick exterior immediately captures attention with its symmetrical façade, steeply pitched roofline, and charming dormer windows that add storybook appeal. Crisp trim, traditional shutters, and a welcoming front entry enhance the home's curb appeal, while the spacious yard provides a peaceful rural feel with plenty of room to enjoy the outdoors. The long driveway and generous lot size offer privacy and flexibility rarely found in this location. Inside, the h

Key facts

• Barn for storage
• Brick home
• Large scenic lot

Tags

• BRICK HOME
• LARGE SCENIC LOT
• DETACHED GARAGE
• BARN FOR STORAGE
• CLASSIC BRICK EXTERIOR
• STEEPLY PITCHED ROOFLINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (32.9% below list).
• Recommended offer: $111k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 31 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 $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• By year 4, 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 111 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $165k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $110,590 (32.9% 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 111 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 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. 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: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $157,528
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Stanford St	0.00mi	3/1.0	1,416 (+4%)	1mo	$162,500	$115	90
80 Cary Ln	0.36mi	3/2.0	1,410 (+4%)	13mo	$245,000	$174	64
202 Stanford St	0.18mi	3/2.0	1,197 (-12%)	10mo	$110,000	$92	62
226 Ebright St	0.47mi	3/1.0	1,365 (+0%)	22mo	$137,000	$100	57
117 Park Ln	0.37mi	3/2.0	1,450 (+7%)	16mo	$250,000	$172	56
7784 N Hwy 1247	0.39mi	3/2.0	1,542 (+14%)	17mo	$269,900	$175	43
719 Stanford St	0.42mi	2/1.0 (-1)	1,192 (-12%)	24mo	$138,000	$116	33

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: 11.1%
• Equity multiple: 1.72×
• Total profit: $33,297
• Equity at exit: $95,639

10-year hold

• IRR: 12.3%
• Equity multiple: 3.28×
• Total profit: $105,376
• Equity at exit: $166,901

Cash invested: $46,172 (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 42553

• Home prices YoY: 1.7%
• Active inventory: 31
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-105

Break-even live

Break-even rent $1,239

Max offer price $146,350

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-58	+0% $-105	+5% $-152	+10% $-198
Rent	-10% $-192	-5% $-149	+0% $-105	+5% $-61	+10% $-18
Rate	-1.0pp $-22	-0.5pp $-63	base $-105	+0.5pp $-148	+1.0pp $-191

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-22
   status Pending
2. 2026-04-13
   price $164,900
3. 2026-04-01
   price $169,900
4. 2026-03-24
   price $174,900
5. 2026-02-27
   price $179,900
6. 2026-01-27
   price $184,000
7. 2025-12-30
   listed $189,000 Active
8. 2018-09-24
   historical
9. 2018-09-18
   listed $95,000
10. 2018-03-05
    historical
11. 2018-03-02
    listed $95,000
12. 2009-06-18
    soldstatus $99,000

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$876/yr (+$73/mo · 161.4%)

ⓘ 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 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: $13,271
• − Mortgage interest: −$9,237
• − Property taxes: −$542
• − Insurance: −$824
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$4,797
• Taxable loss: −$4,254
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $-239/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

+66.6% since first listed

12 events — show timeline

• 2026-04-22 Pending — ImagineMLS
• 2026-04-13 Price Changed $164,900 ImagineMLS
• 2026-04-01 Price Changed $169,900 ImagineMLS
• 2026-03-24 Price Changed $174,900 ImagineMLS
• 2026-02-27 Price Changed $179,900 ImagineMLS
• 2026-01-27 Price Changed $184,000 ImagineMLS
• 2025-12-30 Listed $189,000 ImagineMLS
• 2018-09-24 Listing Removed — ImagineMLS
• 2018-09-18 Listed $95,000 ImagineMLS
• 2018-03-05 Listing Removed — ImagineMLS
• 2018-03-02 Listed $95,000 ImagineMLS
• 2009-06-18 Sold (Public Records) $99,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $542 · -7.6% YoY. Source: county tax records.