330 State Highway 1056 · Belfry, KY 41555

$80,000

2 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 75 Days on market

Built 1956 1.00 ac lot $58/sqft · at area comps Est $91k · 12% under ↓ 18% since listing

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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 +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +6.4/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming older home that offers the perfect blend of space, natural light, and functionality — all at a great price! Step into a living room filled with natural light and comfort. The kitchen features plenty of cabinetry and room for a dining table, making it both practical and inviting. With two oversized bedrooms, there's ample space. Each bedroom includes an accessory room nearby — perfect for an office, nursery, utility room, or additional storage. The full bathroom surprises with exceptional storage space, maximizing usability. Outside, enjoy the convenience of detached garage storage and a carport. Classic character and potential!

Key facts

• Plenty of cabinetry
• 1 acre lot
• Garage

Tags

• PLENTY OF CABINETRY
• DETACHED GARAGE STORAGE
• EXCEPTIONAL STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#374 in KY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools D+, amenities F, commute F.
• Pike County (rural): math 24% / reading 40% proficiency, ranked #98 of 165 in KY (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (2.8% local appreciation)).
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.34% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $91,109
• List price: $80,000
• Delta: -12.19%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.21×
• Total profit: $27,100
• Equity at exit: $34,894

10-year hold

• IRR: 22.8%
• Equity multiple: 4.21×
• Total profit: $71,913
• Equity at exit: $52,952

Cash invested: $22,400 (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 41555

• Home prices YoY: 1.9%
• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $290

Break-even live

Break-even rent $703

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $80,000 Pending 75 DOM
2. 2026-06-09
   days on market $80,000 Active 74 DOM
3. 2026-06-08
   days on market $80,000 Active 73 DOM
4. 2026-06-07
   days on market $80,000 Active 72 DOM
5. 2026-06-07
   days on market $80,000 Active 71 DOM
6. 2026-06-04
   days on market $80,000 Active 68 DOM
7. 2026-06-02
   days on market $80,000 Active 67 DOM
8. 2026-06-01
   days on market $80,000 Active 66 DOM
9. 2026-05-31
   days on market $80,000 Active 65 DOM
10. 2026-05-31
    days on market $80,000 Active 64 DOM
11. 2026-04-07
    status Active 657-char remark

    Show marketing remark (657 chars)

    Charming older home that offers the perfect blend of space, natural light, and functionality — all at a great price! Step into a living room filled with natural light and comfort. The kitchen features plenty of cabinetry and room for a dining table, making it both practical and inviting. With two oversized bedrooms, there's ample space. Each bedroom includes an accessory room nearby — perfect for an office, nursery, utility room, or additional storage. The full bathroom surprises with exceptional storage space, maximizing usability. Outside, enjoy the convenience of detached garage storage and a carport. Classic character and potential!

12. 2026-03-24
    status Pending 657-char remark

    Show marketing remark (657 chars)

    Charming older home that offers the perfect blend of space, natural light, and functionality — all at a great price! Step into a living room filled with natural light and comfort. The kitchen features plenty of cabinetry and room for a dining table, making it both practical and inviting. With two oversized bedrooms, there's ample space. Each bedroom includes an accessory room nearby — perfect for an office, nursery, utility room, or additional storage. The full bathroom surprises with exceptional storage space, maximizing usability. Outside, enjoy the convenience of detached garage storage and a carport. Classic character and potential!

13. 2026-03-02
    listed $80,000 Active 657-char remark

    Show marketing remark (657 chars)

    Charming older home that offers the perfect blend of space, natural light, and functionality — all at a great price! Step into a living room filled with natural light and comfort. The kitchen features plenty of cabinetry and room for a dining table, making it both practical and inviting. With two oversized bedrooms, there's ample space. Each bedroom includes an accessory room nearby — perfect for an office, nursery, utility room, or additional storage. The full bathroom surprises with exceptional storage space, maximizing usability. Outside, enjoy the convenience of detached garage storage and a carport. Classic character and potential!

14. 2026-02-12
    price $80,000
15. 2025-09-04
    listed $98,000 Active

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$252/yr (+$21/mo · 57.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,842
• − Mortgage interest: −$4,481
• − Property taxes: −$436
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,327
• Taxable income: $2,346
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,915/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: Pike County
• NCES district ID: 2104800
• Math proficiency: 24% ▼ -24.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $32,601
• Composite: 26.14/100
• National rank: #7276
• State rank: #98 of 165 in KY

Livability — Belfry

• Score: 61/100
• State rank: #374
• US rank: #17694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,017

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 3% Lithuanian 3%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.76%
• Current HPI: 145.1247
• 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

-18.4% since first listed

5 events — show timeline

• 2026-04-07 Relisted — EKAR
• 2026-03-24 Pending — EKAR
• 2026-03-02 Listed $80,000 EKAR
• 2026-02-12 Price Changed $80,000 EKAR
• 2025-09-04 Listed $98,000 EKAR

Property tax history

+2.7%/yr

Latest (2025): $436 · -0.7% YoY. Source: county tax records.