483 Kentucky 70 · Eubank, KY 42567

$179,900

2 bd · 2.0 ba · 888 sqft · Other · 30 Days on market

Built 2021 0.74 ac lot $203/sqft · 62% above area

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Absolutely Adorable wiht a Serene Setting. Welcome to this picture-perfect 2-bedroom, 2-bath barn-style home, where charm meets modern living. The inviting open-concept layout is filled with natural light and showcases stylish luxury vinyl flooring throughout, creating a warm yet contemporary feel. The spacious kitchen and living areas flow seamlessly—ideal for both everyday living and entertaining. Set on a generous 0.75-acre lot just off Highway 27, this property offers the perfect balance of privacy and convenience. A two-car garage provides plenty of room for vehicles, storage, or hobbies. Step out onto the covered front porch and unwind while enjoying peaceful views of the surrou

Key facts

• Covered front porch
• Spacious kitchen
• 0.75-acre lot

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL FLOORING
• SPACIOUS KITCHEN
• COVERED FRONT PORCH
• 0.75-ACRE LOT
• PEACEFUL VIEWS

Property features AI

Exterior

• Parking: Has garage; Has carport
• Utilities: Septic tank sewer
• Home design: One level
• Construction: Metal siding construction; Block foundation; 888 square-foot building area
• Exterior features: Metal siding; Block foundation; Approximately 0.74-acre lot; Public water; Not on waterfront; Lot size per public records

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: No fireplace; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $28 ($330/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (20.9% below list).
• Recommended offer: $142k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Eubank — 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 65/100 on livability (#262 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.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eubank Elementary School (math 27% / reading 47%, grade F, #255 of 676 statewide, top 42%, 368 students, 83% FRL); Pulaski County High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 1,209 students, 57% FRL).
• Market conditions: 37 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 $5k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,308 (20.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $110,818
• List price: $179,900
• Delta: 62.34%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.33×
• Total profit: $16,608
• Equity at exit: $73,713

10-year hold

• IRR: 9.3%
• Equity multiple: 2.30×
• Total profit: $65,245
• Equity at exit: $108,306

Cash invested: $50,372 (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 42567

• Home prices YoY: 0.9%
• Active inventory: 37
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $28

Break-even live

Break-even rent $1,388

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $129	-5% $78	+0% $28	+5% $-23	+10% $-74
Rent	-10% $-85	-5% $-29	+0% $28	+5% $84	+10% $140
Rate	-1.0pp $118	-0.5pp $73	base $28	+0.5pp $-19	+1.0pp $-67

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   status $179,900 Pending 30 DOM
2. 2026-05-31
   days on market $179,900 Active 30 DOM
3. 2026-05-31
   days on market $179,900 Active 29 DOM
4. 2026-05-01
   listed $179,900 Active 845-char remark

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$607/yr (+$51/mo · 64.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,077
• − Mortgage interest: −$10,077
• − Property taxes: −$940
• − Insurance: −$900
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$5,233
• Taxable loss: −$2,806
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,003/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Eubank

• Score: 65/100
• State rank: #262
• US rank: #12947

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: Eubank, KY
• Population (ZIP): 5,150

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 2%

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: ▲ 2.28%
• Current HPI: 263.9851
• 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

2 events — show timeline

• 2026-06-01 Pending — ImagineMLS
• 2026-05-01 Listed $179,900 ImagineMLS

Property tax history

+2.7%/yr

Latest (2025): $940 · +15.5% YoY. Source: county tax records.