425 Oklahoma Rd · Brownsville, KY 42207

$167,000

3 bd · 1.0 ba · 2,100 sqft · Other · 165 Days on market

Built 1975 0.50 ac lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Adorable manufactured ranch style home situated on 0.5+/- acres in Bee Spring just off HWY 259. This 3 Bedroom 2 bathroom home features 1940 sqft of living space upstairs as well as 160sqft of basement that is accessed from the master bedroom perfect for storage or for storm protection. Inside features a tiled sunroom, formal dining area, galley kitchen, dining area, living room and much more. Outside the backyard is fenced and features a nice flat area with a screened in gazebo and a storage building. This property is located close to Nolin Lake, Mammoth Cave, and more and conveniently located between Leitchfield and Brownsville in Edmonson co. Call today to schedule a showing. This home c

Key facts

• Tiled sunroom
• Close to nolin lake
• Storage building

Tags

• MANUFACTURED RANCH STYLE HOME
• TILED SUNROOM
• FENCED BACKYARD
• SCREENED IN GAZEBO
• STORAGE BUILDING
• CLOSE TO NOLIN LAKE

Property features AI

Finance

• HOA & community: No association fee reported

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1975
• Construction: Vinyl siding with wood frame construction; Metal roof; Above-grade finished area reported; Below-grade finished area reported
• Exterior features: See remarks

Interior

• Kitchen: Kitchen on the first floor; Dining room and separate dining area on the first floor
• Bedrooms: 3 bedrooms total; 2 bedrooms on the first floor; 1 bedroom in the basement; Primary bedroom located on the first floor
• Bathrooms: Full bathroom on the first floor; 2 half bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; 1 HVAC unit
• Interior features: Partially finished basement; Sun room; Florida room; 9 rooms total (11 total rooms reported across sources)
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $167k.

Deal economics

• At list price, monthly cash flow is $-65 ($-786/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (25.9% below list).
• Recommended offer: $124k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% in Brownsville — 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 66/100 on livability (#234 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Edmonson County (rural): math 31% / reading 43% proficiency, ranked #53 of 165 in KY (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Edmonson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $128k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,801 (25.9% 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 165 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 1975 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.11×
• Total profit: $5,279
• Equity at exit: $63,793

10-year hold

• IRR: 6.2%
• Equity multiple: 1.82×
• Total profit: $38,497
• Equity at exit: $90,294

Cash invested: $46,760 (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 42207

• Home prices YoY: 0.7%
• Active inventory: 20
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-65

Break-even live

Break-even rent $1,321

Max offer price $155,436

Occupancy floor —

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $167,000 Active 165 DOM
2. 2026-06-18
   days on market $167,000 Active 164 DOM
3. 2026-06-17
   days on market $167,000 Active 163 DOM
4. 2026-06-16
   days on market $167,000 Active 162 DOM
5. 2026-06-15
   days on market $167,000 Active 161 DOM
6. 2026-06-14
   days on market $167,000 Active 159 DOM
7. 2026-06-13
   days on market $167,000 Active 158 DOM
8. 2026-06-10
   days on market $167,000 Active 156 DOM
9. 2026-06-09
   days on market $167,000 Active 155 DOM
10. 2026-06-08
    days on market $167,000 Active 154 DOM
11. 2026-06-07
    days on market $167,000 Active 153 DOM
12. 2026-06-05
    days on market $167,000 Active 150 DOM
13. 2026-06-03
    days on market $167,000 Active 149 DOM
14. 2026-06-02
    days on market $167,000 Active 148 DOM
15. 2026-06-01
    days on market $167,000 Active 147 DOM
16. 2026-05-31
    days on market $167,000 Active 146 DOM
17. 2026-05-30
    days on market $167,000 Active 145 DOM
18. 2026-01-05
    listed $167,000 Active
19. 2025-12-24
    historical
20. 2025-12-04
    price $167,000
21. 2025-10-11
    price $168,000
22. 2025-08-25
    price $169,000
23. 2025-06-24
    listed $179,000 Active
24. 2021-12-27
    soldstatus $128,000
25. 2021-09-20
    soldstatus $64,000
26. 2012-02-27
    historical
27. 2011-08-30
    listed $69,500

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,436 · $120/mo
• Expected delta: +$259/yr (+$22/mo · 22.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,856
• − Mortgage interest: −$9,355
• − Property taxes: −$1,178
• − Insurance: −$835
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$4,858
• Taxable loss: −$3,746
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $114/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: Edmonson County
• NCES district ID: 2101620
• Math proficiency: 31% ▼ -26.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $38,615
• Composite: 30.88/100
• National rank: #6119
• State rank: #53 of 165 in KY

Livability — Brownsville

• Score: 66/100
• State rank: #234
• US rank: #11426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,099

Population outlook (Edmonson County) Hauer SSP2

• Today (2025): 12,032 people
• By 2030: 11,768 · -2.2%
• By 2040: 11,038 · -8.3%
• By 2050: 10,147 · -15.7%
• By 2075: 8,085 · -32.8%
• By 2100: 6,540 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%

Political lean MEDSL · Edmonson

• 2024 margin: Solid R (+62.9) · D 17.9% · R 80.8% · Other 1.3%
• 2008→2024 swing: -26.7pp toward R · 2008: -36.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+58.7 2016: R+60.2 2012: R+39.8 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.77%
• Current HPI: 272.5875
• 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

+140.3% since first listed

10 events — show timeline

• 2026-01-05 Listed $167,000 Metro Search MLS
• 2025-12-24 Listing Removed — Metro Search MLS
• 2025-12-04 Price Changed $167,000 Metro Search MLS
• 2025-10-11 Price Changed $168,000 Metro Search MLS
• 2025-08-25 Price Changed $169,000 Metro Search MLS
• 2025-06-24 Listed $179,000 Metro Search MLS
• 2021-12-27 Sold (Public Records) $128,000 Public Records
• 2021-09-20 Sold (Public Records) $64,000 Public Records
• 2012-02-27 Listing Removed — Metro Search MLS
• 2011-08-30 Listed $69,500 Metro Search MLS

Property tax history

+18.5%/yr

Latest (2025): $1,178 · -1.7% YoY. Source: county tax records.