103 Cox Rd

Irvine, KY 40336

$74,900C-

2 bd · 1.0 ba · 720 sqft · Built 1981 · SingleFamily · Active · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $789/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$125
• HOA: −$0
• Vac / Maint / Mgmt: −$166
• Net cashflow: $105/mo
• Annual: $1,264/yr
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• 1% rule: 1.05%
• Cash to close: $20,972

Investor read

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated fair.
• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($789 rent vs $75k).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads 65/100 on livability (#254 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Estill County (rural): math 19% / reading 33% proficiency, ranked #146 of 165 in KY (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Irvine Elementary (math 20% / reading 31%, grade F, #477 of 676 statewide, top 71%, 468 students, 69% FRL); Estill County Middle School (math 17% / reading 34%, grade F, #181 of 217 statewide, top 84%, 446 students, 70% FRL); Estill County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 644 students, 61% FRL).
• Market conditions: 120 active listings in the ZIP.
• Estill County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Landscaping — Overgrown vegetation and debris
• Moderate: Exterior siding — Weathered siding
• Minor: Kitchen appliances — Outdated and cluttered