138 Tim Stephens Rd · Stearns, KY 42647

$115,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 264 Days on market

Built 1920 0.95 ac lot $60/sqft · 33% below area Est $172k · 33% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Two story home in Stearns Ky. Colonial style home with upper level that has kitchenette area, two bedrooms and bathroom and separate entrance. Perfect for rental income. Main level has living room, dining room, kitchen, bedroom, bathroom and laundry room. Unfinished basement. Detached two bay garage with basement area under garage and attic storage. Spacious yard with approx 1 acre.

Key facts

• Separate entrance
• Colonial style home
• Living room

Tags

• TWO STORY HOME
• COLONIAL STYLE HOME
• KITCHENETTE AREA
• SEPARATE ENTRANCE
• RENTAL INCOME
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $114k (0.5% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#335 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; 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: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $115k implies a 379% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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 1920 — 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: 1.00% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $171,645
• List price: $115,000
• Delta: -33.00%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Tim Stephens Rd	0.08mi	3/2.0	1,706 (-10%)	12mo	$179,000	$105	70
614 KY 741	0.27mi	3/2.0	1,778 (-7%)	15mo	$270,000	$152	64
211 State Garage Rd	0.44mi	4/2.0 (+1)	1,620 (-15%)	6mo	$215,000	$133	44
80 Gloria Dr	0.67mi	4/2.5 (+1)	1,631 (-14%)	22mo	$165,000	$101	20

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.73×
• Total profit: $23,563
• Equity at exit: $48,867

10-year hold

• IRR: 15.4%
• Equity multiple: 3.17×
• Total profit: $69,832
• Equity at exit: $73,170

Cash invested: $32,200 (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 42647

• Home prices YoY: 1.5%
• Active inventory: 12
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $195

Break-even live

Break-even rent $898

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $260	-5% $227	+0% $195	+5% $162	+10% $130
Rent	-10% $105	-5% $150	+0% $195	+5% $240	+10% $285
Rate	-1.0pp $253	-0.5pp $224	base $195	+0.5pp $165	+1.0pp $135

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $115,000 Active 264 DOM
2. 2026-06-18
   days on market $115,000 Active 262 DOM
3. 2026-06-17
   days on market $115,000 Active 261 DOM
4. 2026-06-16
   days on market $115,000 Active 260 DOM
5. 2026-06-15
   days on market $115,000 Active 259 DOM
6. 2026-06-13
   days on market $115,000 Active 257 DOM
7. 2026-06-12
   days on market $115,000 Active 256 DOM
8. 2026-06-09
   days on market $115,000 Active 253 DOM
9. 2026-06-08
   days on market $115,000 Active 252 DOM
10. 2026-06-07
    days on market $115,000 Active 251 DOM
11. 2026-06-07
    days on market $115,000 Active 250 DOM
12. 2026-06-04
    days on market $115,000 Active 247 DOM
13. 2026-06-02
    days on market $115,000 Active 246 DOM
14. 2026-06-01
    days on market $115,000 Active 245 DOM
15. 2026-05-31
    days on market $115,000 Active 244 DOM
16. 2026-05-31
    days on market $115,000 Active 243 DOM
17. 2026-04-19
    price $115,000 391-char remark

    Show marketing remark (391 chars)

    Two story home in Stearns Ky. Colonial style home with upper level that has kitchenette area, two bedrooms and bathroom and separate entrance. Perfect for rental income. Main level has living room, dining room, kitchen, bedroom, bathroom and laundry room. Unfinished basement. Detached two bay garage with basement area under garage and attic storage. Spacious yard with approx 1 acre.

18. 2026-03-27
    status Active 391-char remark

    Show marketing remark (391 chars)

    Two story home in Stearns Ky. Colonial style home with upper level that has kitchenette area, two bedrooms and bathroom and separate entrance. Perfect for rental income. Main level has living room, dining room, kitchen, bedroom, bathroom and laundry room. Unfinished basement. Detached two bay garage with basement area under garage and attic storage. Spacious yard with approx 1 acre.

19. 2026-03-25
    historical 391-char remark

    Show marketing remark (391 chars)

    Two story home in Stearns Ky. Colonial style home with upper level that has kitchenette area, two bedrooms and bathroom and separate entrance. Perfect for rental income. Main level has living room, dining room, kitchen, bedroom, bathroom and laundry room. Unfinished basement. Detached two bay garage with basement area under garage and attic storage. Spacious yard with approx 1 acre.

20. 2025-09-28
    listed $145,000 Active 391-char remark

    Show marketing remark (391 chars)

    Two story home in Stearns Ky. Colonial style home with upper level that has kitchenette area, two bedrooms and bathroom and separate entrance. Perfect for rental income. Main level has living room, dining room, kitchen, bedroom, bathroom and laundry room. Unfinished basement. Detached two bay garage with basement area under garage and attic storage. Spacious yard with approx 1 acre.

21. 1992-04-01
    soldstatus $24,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$290/yr (+$24/mo · 41.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $13,735
• − Mortgage interest: −$6,442
• − Property taxes: −$699
• − Insurance: −$575
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$3,345
• Taxable income: $476
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,225/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 — Stearns

• Score: 63/100
• State rank: #335
• US rank: #15914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,743

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 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: ▲ 2.56%
• Current HPI: 171.3902
• 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

+379.2% since first listed

5 events — show timeline

• 2026-04-19 Price Changed $115,000 ImagineMLS
• 2026-03-27 Relisted — ImagineMLS
• 2026-03-25 Listing Removed — ImagineMLS
• 2025-09-28 Listed $145,000 ImagineMLS
• 1992-04-01 Sold (Public Records) $24,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $699 · +0.4% YoY. Source: county tax records.