536 State Highway 1651 · Whitley City, KY 42653

$99,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 99 Days on market

Built 1940 0.47 ac lot $100/sqft · 25% below area Est $134k · 25% under ↓ 17% since listing

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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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming and move-in ready 3-bedroom, 2-bath home conveniently located just minutes from downtown Whitley City. This well-maintained property offers comfortable one-level living with approximately 1,000 square feet of functional space. Inside, you'll find a flexible bonus room that can easily serve as a third bedroom, home office, playroom, or guest space—giving you options to fit your lifestyle. The layout provides a practical flow for everyday living while maintaining a cozy, welcoming feel. This home is handicap accessible, featuring a wheelchair ramp for easy entry and an accessible bathroom designed to accommodate a variety of needs. Situated on a 0.7-acre lot, the property offers room to enjoy the outdoors with scenic surroundings and a peaceful rural setting. With close proximity to local schools, shopping, and dining, this location balances convenience and quiet living. Whether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home offers affordability, versatility, and accessibility in a great location.

Key facts

• Move-in ready
• One-level living
• Flexible bonus room

Tags

• MOVE-IN READY
• ONE-LEVEL LIVING
• FLEXIBLE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $35 ($416/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 $92k (8.1% below list).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#441 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Mccreary County (rural): math 22% / reading 35% proficiency, ranked #135 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (2.9% local appreciation)).
• McCreary County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $133,661
• List price: $99,900
• Delta: -25.26%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 State Hwy 1651	0.04mi	2/1.0 (-1)	960 (-4%)	1mo	$115,000	$120	82
243 Bridge Fork Rd	0.61mi	3/1.5	1,100 (+10%)	7mo	$144,000	$131	47

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

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.48×
• Total profit: $13,501
• Equity at exit: $44,118

10-year hold

• IRR: 11.1%
• Equity multiple: 2.64×
• Total profit: $45,946
• Equity at exit: $67,374

Cash invested: $27,972 (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 42653

• Home prices YoY: 1.8%
• Active inventory: 31
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $35

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 91%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $99,900 Active 99 DOM
2. 2026-06-17
   days on market $99,900 Active 98 DOM
3. 2026-06-16
   days on market $99,900 Active 97 DOM
4. 2026-06-15
   days on market $99,900 Active 96 DOM
5. 2026-06-13
   days on market $99,900 Active 94 DOM
6. 2026-06-12
   pricedays on market $99,900 Active 93 DOM
7. 2026-06-09
   days on market $115,000 Active 90 DOM
8. 2026-06-08
   days on market $115,000 Active 89 DOM
9. 2026-06-07
   days on market $115,000 Active 88 DOM
10. 2026-06-07
    days on market $115,000 Active 87 DOM
11. 2026-06-04
    statusdays on market $115,000 Active 84 DOM
12. 2026-06-02
    days on market $115,000 Contingent 83 DOM
13. 2026-06-01
    days on market $115,000 Contingent 82 DOM
14. 2026-05-31
    days on market $115,000 Contingent 81 DOM
15. 2026-05-31
    days on market $115,000 Contingent 80 DOM
16. 2026-04-27
    price $115,000 1073-char remark

    Show marketing remark (1073 chars)

    Charming and move-in ready 3-bedroom, 2-bath home conveniently located just minutes from downtown Whitley City. This well-maintained property offers comfortable one-level living with approximately 1,000 square feet of functional space. Inside, you'll find a flexible bonus room that can easily serve as a third bedroom, home office, playroom, or guest space—giving you options to fit your lifestyle. The layout provides a practical flow for everyday living while maintaining a cozy, welcoming feel. This home is handicap accessible, featuring a wheelchair ramp for easy entry and an accessible bathroom designed to accommodate a variety of needs. Situated on a 0.7-acre lot, the property offers room to enjoy the outdoors with scenic surroundings and a peaceful rural setting. With close proximity to local schools, shopping, and dining, this location balances convenience and quiet living. Whether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home offers affordability, versatility, and accessibility in a great location.

17. 2026-04-21
    price $120,000 1073-char remark

    Show marketing remark (1073 chars)

    Charming and move-in ready 3-bedroom, 2-bath home conveniently located just minutes from downtown Whitley City. This well-maintained property offers comfortable one-level living with approximately 1,000 square feet of functional space. Inside, you'll find a flexible bonus room that can easily serve as a third bedroom, home office, playroom, or guest space—giving you options to fit your lifestyle. The layout provides a practical flow for everyday living while maintaining a cozy, welcoming feel. This home is handicap accessible, featuring a wheelchair ramp for easy entry and an accessible bathroom designed to accommodate a variety of needs. Situated on a 0.7-acre lot, the property offers room to enjoy the outdoors with scenic surroundings and a peaceful rural setting. With close proximity to local schools, shopping, and dining, this location balances convenience and quiet living. Whether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home offers affordability, versatility, and accessibility in a great location.

18. 2026-03-27
    price $127,500 1073-char remark

    Show marketing remark (1073 chars)

    Charming and move-in ready 3-bedroom, 2-bath home conveniently located just minutes from downtown Whitley City. This well-maintained property offers comfortable one-level living with approximately 1,000 square feet of functional space. Inside, you'll find a flexible bonus room that can easily serve as a third bedroom, home office, playroom, or guest space—giving you options to fit your lifestyle. The layout provides a practical flow for everyday living while maintaining a cozy, welcoming feel. This home is handicap accessible, featuring a wheelchair ramp for easy entry and an accessible bathroom designed to accommodate a variety of needs. Situated on a 0.7-acre lot, the property offers room to enjoy the outdoors with scenic surroundings and a peaceful rural setting. With close proximity to local schools, shopping, and dining, this location balances convenience and quiet living. Whether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home offers affordability, versatility, and accessibility in a great location.

19. 2026-03-11
    listed $130,000 Active 1073-char remark

    Show marketing remark (1073 chars)

    Charming and move-in ready 3-bedroom, 2-bath home conveniently located just minutes from downtown Whitley City. This well-maintained property offers comfortable one-level living with approximately 1,000 square feet of functional space. Inside, you'll find a flexible bonus room that can easily serve as a third bedroom, home office, playroom, or guest space—giving you options to fit your lifestyle. The layout provides a practical flow for everyday living while maintaining a cozy, welcoming feel. This home is handicap accessible, featuring a wheelchair ramp for easy entry and an accessible bathroom designed to accommodate a variety of needs. Situated on a 0.7-acre lot, the property offers room to enjoy the outdoors with scenic surroundings and a peaceful rural setting. With close proximity to local schools, shopping, and dining, this location balances convenience and quiet living. Whether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home offers affordability, versatility, and accessibility in a great location.

20. 2025-11-13
    status Active
21. 2025-11-01
    historical Contingent
22. 2025-11-01
    historical
23. 2025-10-15
    price $120,000
24. 2025-09-26
    price $127,000
25. 2025-07-16
    price $130,000
26. 2025-06-13
    listed $139,900 Active
27. 2025-01-09
    historical
28. 2024-07-14
    listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,013
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$2,906
• Taxable loss: −$1,249
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $715/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: Mccreary County
• NCES district ID: 2103990
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $22,071
• Composite: 22.24/100
• National rank: #8147
• State rank: #135 of 165 in KY

Livability — Whitley City

• Score: 57/100
• State rank: #441
• US rank: #21812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitley City, KY
• Population (ZIP): 3,911

Population outlook (McCreary County) Hauer SSP2

• Today (2025): 17,097 people
• By 2030: 16,678 · -2.5%
• By 2040: 15,626 · -8.6%
• By 2050: 14,467 · -15.4%
• By 2075: 11,665 · -31.8%
• By 2100: 9,268 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McCreary

• 2024 margin: Solid R (+78.7) · D 10.3% · R 89.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -52.1pp · 2024: -78.7pp
• All cycles: 2024: R+78.7 2020: R+76.7 2016: R+75.3 2012: R+61.3 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 164.4688
• 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

-17.3% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $115,000 ImagineMLS
• 2026-04-21 Price Changed $120,000 ImagineMLS
• 2026-03-27 Price Changed $127,500 ImagineMLS
• 2026-03-11 Listed $130,000 ImagineMLS
• 2025-11-13 Relisted — ImagineMLS
• 2025-11-01 Contingent — ImagineMLS
• 2025-11-01 Listing Removed — ImagineMLS
• 2025-10-15 Price Changed $120,000 ImagineMLS
• 2025-09-26 Price Changed $127,000 ImagineMLS
• 2025-07-16 Price Changed $130,000 ImagineMLS
• 2025-06-13 Listed $139,900 ImagineMLS
• 2025-01-09 Listing Removed — ImagineMLS
• 2024-07-14 Listed $139,000 ImagineMLS