6728 Straight Hollow Rd · Phelps, KY 41555

$95,000

1 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 7 Days on market

Built 1985 21 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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.1/10.0
• DSCR +3.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with acreage! Situated on approximately 21 acres, this 4-bedroom, 1-bath home offers 1,174 square feet of potential for the right buyer. The property is being sold as-is and is priced to reflect its current condition, making it an excellent opportunity for investors, flippers, or those looking to build equity. The range, refrigerator, washer, and dryer will remain with the property. Whether you're seeking a renovation project, hunting retreat, or acreage to make your own, this property offers plenty of possibilities.

Key facts

• 21 acres
• Hunting retreat
• Renovation project

Tags

• 21 ACRES
• RENOVATION PROJECT
• HUNTING RETREAT

Property features AI

Finance

• Other: Approximately 21 acres (public records); Building area about 1,174

Exterior

• Parking: Driveway
• Utilities: Public and well water available; Septic tank for sewer
• Home design: House; Two levels
• Construction: Wood siding
• Exterior features: Barn(s); Workshop; Scenic mountain views

Interior

• Kitchen: Range, Refrigerator, Dishwasher not listed
• Bedrooms: 2 total rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit(s) for cooling
• Interior features: Dryer, Washer, Refrigerator, Range; No fireplace
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-68 ($-814/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (12.6% below list).
• Meets the 1% rule at list price ($958 rent vs $95k).
• Recommended offer: $83k (12.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 50/100 on livability (#504 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment 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.
• Zoned schools: Pike County Day Treatment (math 24% / reading 24%, 14 students, 100% FRL) — zoned schools average 100% FRL vs 54% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 ($657 loan paydown + $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,011 (12.6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.01% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.23×
• Total profit: $6,036
• Equity at exit: $41,436

10-year hold

• IRR: 7.4%
• Equity multiple: 2.10×
• Total profit: $29,233
• Equity at exit: $62,881

Cash invested: $26,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$231 /mo · $2,775/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-68

Break-even live

Break-even rent $1,044

Max offer price $83,011

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $95,000 Active 7 DOM
2. 2026-06-17
   days on market $95,000 Active 6 DOM
3. 2026-06-16
   days on market $95,000 Active 5 DOM
4. 2026-06-15
   days on market $95,000 Active 4 DOM
5. 2026-06-13
   days on market $95,000 Active 2 DOM
6. 2026-06-12
   remarks 539-char remark
7. 2026-06-12
   listed $95,000 Active 1 DOM

ⓘ 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: $2,775 · $231/mo
• Projected year-2 tax: $2,775 · $231/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 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: $11,494
• − Mortgage interest: −$5,321
• − Property taxes: −$2,775
• − Insurance: −$1,142
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,764
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $-251/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 — Phelps

• Score: 50/100
• State rank: #504
• US rank: #25548

Category grades

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

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

1 event — show timeline

• 2026-06-11 Listed $95,000 ImagineMLS

Property tax history

+35.9%/yr

Latest (2025): $2,775 · +2781.3% YoY. Source: county tax records.