260 E Center St · Beattyville, KY 41311

$67,500

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 364 Days on market

Built 1910 6,970 sqft lot $68/sqft · 45% below area Est $122k · 45% under

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming Fixer-Upper with Investment Potential! Step back in time with this 3 bedroom, 1 full bath home full of character and opportunity. Built in 1910, this classic gem is ready for your vision and TLC. Whether you're looking for your next renovation project, a cozy Airbnb, or a long-term rental, this property is full of potential. With its vintage charm and solid bones, bring this home back to life and make it your own! Property is being Sold As-Is... Property at 272 East Center Street is right next door to it. MLS#25011824 Great location and investment opportunity.

Key facts

• Investment potential
• 6,970 sq ft lot
• Built 1910

Tags

• INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 1.3% in Beattyville — 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 59/100 on livability (#411 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety D+, housing D, schools F.
• Lee County (rural): math 20% / reading 35% proficiency, ranked #140 of 165 in KY (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $929 of equity ($467 loan paydown + $462 appreciation (0.7% local appreciation)).
• Lee County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $12k; list at $68k implies a 462% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.33% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $122,094
• List price: $67,500
• Delta: -44.71%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.04×
• Total profit: $19,662
• Equity at exit: $21,944

10-year hold

• IRR: 24.1%
• Equity multiple: 3.83×
• Total profit: $53,491
• Equity at exit: $28,330

Cash invested: $18,900 (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 41311

• Home prices YoY: 0.4%
• Active inventory: 50
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $306

Break-even live

Break-even rent $508

Max offer price $67,500

Occupancy floor 61%

Sensitivity live

Price	-10% $344	-5% $325	+0% $306	+5% $286	+10% $267
Rent	-10% $235	-5% $270	+0% $306	+5% $341	+10% $376
Rate	-1.0pp $340	-0.5pp $323	base $306	+0.5pp $288	+1.0pp $270

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   days on market $67,500 Active 364 DOM
2. 2026-06-02
   days on market $67,500 Active 363 DOM
3. 2026-06-01
   days on market $67,500 Active 362 DOM
4. 2026-05-31
   days on market $67,500 Active 361 DOM
5. 2026-05-31
   days on market $67,500 Active 360 DOM
6. 2026-04-18
   price $67,500 581-char remark

   Show marketing remark (581 chars)

   Charming Fixer-Upper with Investment Potential! Step back in time with this 3 bedroom, 1 full bath home full of character and opportunity. Built in 1910, this classic gem is ready for your vision and TLC. Whether you're looking for your next renovation project, a cozy Airbnb, or a long-term rental, this property is full of potential. With its vintage charm and solid bones, bring this home back to life and make it your own! Property is being Sold As-Is... Property at 272 East Center Street is right next door to it. MLS#25011824 Great location and investment opportunity.

7. 2025-06-04
   listed $70,000 Active 581-char remark

   Show marketing remark (581 chars)

   Charming Fixer-Upper with Investment Potential! Step back in time with this 3 bedroom, 1 full bath home full of character and opportunity. Built in 1910, this classic gem is ready for your vision and TLC. Whether you're looking for your next renovation project, a cozy Airbnb, or a long-term rental, this property is full of potential. With its vintage charm and solid bones, bring this home back to life and make it your own! Property is being Sold As-Is... Property at 272 East Center Street is right next door to it. MLS#25011824 Great location and investment opportunity.

8. 2019-02-22
   soldstatus $12,000
9. 2018-09-17
   soldstatus $6,500 Sold 65-char remark

   Show marketing remark (65 chars)

   Property sold at absolute auction. Posted for comp purposes only.

10. 2018-05-26
    listed $6,500 Active 65-char remark

    Show marketing remark (65 chars)

    Property sold at absolute auction. Posted for comp purposes only.

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $580 · $48/mo
• Expected delta: +$350/yr (+$29/mo · 151.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,737
• − Mortgage interest: −$3,781
• − Property taxes: −$231
• − Insurance: −$338
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,964
• Taxable income: $2,706
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,017/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: Lee County
• NCES district ID: 2103270
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 35% ▼ -17.00%
• Median HH income: $23,977
• Composite: 21.59/100
• National rank: #8302
• State rank: #140 of 165 in KY

Livability — Beattyville

• Score: 59/100
• State rank: #411
• US rank: #19889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beattyville, KY
• City population: 6,373
• Population (ZIP): 6,373

Population outlook (Lee County) Hauer SSP2

• Today (2025): 5,833 people
• By 2030: 5,366 · -8.0%
• By 2040: 4,469 · -23.4%
• By 2050: 3,785 · -35.1%
• By 2075: 3,085 · -47.1%
• By 2100: 2,998 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+67.7) · D 15.1% · R 82.8% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -44.2pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+64.0 2016: R+64.1 2012: R+52.7 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.69%
• Current HPI: 165.46
• 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

+938.5% since first listed

5 events — show timeline

• 2026-04-18 Price Changed $67,500 ImagineMLS
• 2025-06-04 Listed $70,000 ImagineMLS
• 2019-02-22 Sold (Public Records) $12,000 Public Records
• 2018-09-17 Sold (MLS) $6,500 ImagineMLS
• 2018-05-26 Listed $6,500 ImagineMLS

Property tax history

-0.1%/yr

Latest (2025): $231 · +1.7% YoY. Source: county tax records.