5850 State Hwy 1943 West · Eddyville, KY 42038

$184,500

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 489 Days on market

1.15 ac lot ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION!!! Enjoy the peaceful country setting in this beautiful BERM style home w/ 3 BD, 1 full bath home, the bathroom for the primary en-suite is roughed in and the materials will convey (commode is functional), living room with built in entertainment center with gas logs, kitchen with concrete countertops & the appliances, bar stools & desk will stay, utility room with washer, dryer & deep freezer to remain, a 52x30 post frame building with 12x10 and 16x 14 openings, an outbuilding with 14x30 lean to section and 16x30 main section, partially fenced yard for your fur-babies or children and sitting on 1.15 acres. Located approx less than 5 miles to town, LAKE BARKLEY, 1-24 access and much more!! Don't miss this one. .. REDUCED $184,500

Key facts

• 1.15 acres
• Berm style home
• Concrete countertops

Tags

• BERM STYLE HOME
• BUILT IN ENTERTAINMENT CENTER
• CONCRETE COUNTERTOPS
• DETACHED GARAGE
• PARTIALLY FENCED YARD
• 1.15 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.7% in Eddyville — 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 69/100 on livability (#174 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 118 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 489 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 489 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.38%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.9%
• Equity multiple: 1.56×
• Total profit: $28,692
• Equity at exit: $27,510

10-year hold

• IRR: 22.7%
• Equity multiple: 2.94×
• Total profit: $100,362
• Equity at exit: $15,952

Cash invested: $51,660 (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 42038

• Home prices YoY: -30.7%
• Active inventory: 118
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,647 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $920

Break-even live

Break-even rent $1,483

Max offer price $184,500

Occupancy floor 60%

Sensitivity live

Price	-10% $1,025	-5% $972	+0% $920	+5% $868	+10% $816
Rent	-10% $711	-5% $816	+0% $920	+5% $1,025	+10% $1,129
Rate	-1.0pp $1,013	-0.5pp $967	base $920	+0.5pp $872	+1.0pp $824

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $184,500 Active 489 DOM
2. 2026-06-18
   days on market $184,500 Active 487 DOM
3. 2026-06-17
   days on market $184,500 Active 486 DOM
4. 2026-06-16
   days on market $184,500 Active 485 DOM
5. 2026-06-15
   days on market $184,500 Active 484 DOM
6. 2026-06-13
   days on market $184,500 Active 482 DOM
7. 2026-06-12
   days on market $184,500 Active 481 DOM
8. 2026-06-09
   days on market $184,500 Active 478 DOM
9. 2026-06-08
   days on market $184,500 Active 477 DOM
10. 2026-06-07
    days on market $184,500 Active 476 DOM
11. 2026-06-07
    days on market $184,500 Active 475 DOM
12. 2026-06-04
    days on market $184,500 Active 472 DOM
13. 2026-06-02
    days on market $184,500 Active 471 DOM
14. 2026-06-01
    days on market $184,500 Active 470 DOM
15. 2026-05-31
    days on market $184,500 Active 469 DOM
16. 2026-05-31
    days on market $184,500 Active 468 DOM
17. 2025-10-08
    price $184,500 785-char remark

    Show marketing remark (785 chars)

    LOCATION, LOCATION, LOCATION!!! Enjoy the peaceful country setting in this beautiful BERM style home w/ 3 BD, 1 full bath home, the bathroom for the primary en-suite is roughed in and the materials will convey (commode is functional), living room with built in entertainment center with gas logs, kitchen with concrete countertops & the appliances, bar stools & desk will stay, utility room with washer, dryer & deep freezer to remain, a 52x30 post frame building with 12x10 and 16x 14 openings, an outbuilding with 14x30 lean to section and 16x30 main section, partially fenced yard for your fur-babies or children and sitting on 1.15 acres. Located approx less than 5 miles to town, LAKE BARKLEY, 1-24 access and much more!! Don't miss this one. .. REDUCED $184,500

18. 2025-08-18
    status Active 785-char remark

    Show marketing remark (785 chars)

    LOCATION, LOCATION, LOCATION!!! Enjoy the peaceful country setting in this beautiful BERM style home w/ 3 BD, 1 full bath home, the bathroom for the primary en-suite is roughed in and the materials will convey (commode is functional), living room with built in entertainment center with gas logs, kitchen with concrete countertops & the appliances, bar stools & desk will stay, utility room with washer, dryer & deep freezer to remain, a 52x30 post frame building with 12x10 and 16x 14 openings, an outbuilding with 14x30 lean to section and 16x30 main section, partially fenced yard for your fur-babies or children and sitting on 1.15 acres. Located approx less than 5 miles to town, LAKE BARKLEY, 1-24 access and much more!! Don't miss this one. .. REDUCED $184,500

19. 2025-06-05
    price $189,000 785-char remark

    Show marketing remark (785 chars)

    LOCATION, LOCATION, LOCATION!!! Enjoy the peaceful country setting in this beautiful BERM style home w/ 3 BD, 1 full bath home, the bathroom for the primary en-suite is roughed in and the materials will convey (commode is functional), living room with built in entertainment center with gas logs, kitchen with concrete countertops & the appliances, bar stools & desk will stay, utility room with washer, dryer & deep freezer to remain, a 52x30 post frame building with 12x10 and 16x 14 openings, an outbuilding with 14x30 lean to section and 16x30 main section, partially fenced yard for your fur-babies or children and sitting on 1.15 acres. Located approx less than 5 miles to town, LAKE BARKLEY, 1-24 access and much more!! Don't miss this one. .. REDUCED $184,500

20. 2025-02-14
    listed $199,000 Active 785-char remark

    Show marketing remark (785 chars)

    LOCATION, LOCATION, LOCATION!!! Enjoy the peaceful country setting in this beautiful BERM style home w/ 3 BD, 1 full bath home, the bathroom for the primary en-suite is roughed in and the materials will convey (commode is functional), living room with built in entertainment center with gas logs, kitchen with concrete countertops & the appliances, bar stools & desk will stay, utility room with washer, dryer & deep freezer to remain, a 52x30 post frame building with 12x10 and 16x 14 openings, an outbuilding with 14x30 lean to section and 16x30 main section, partially fenced yard for your fur-babies or children and sitting on 1.15 acres. Located approx less than 5 miles to town, LAKE BARKLEY, 1-24 access and much more!! Don't miss this one. .. REDUCED $184,500

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$65/yr (+$5/mo · 4.3%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $31,770
• − Mortgage interest: −$10,335
• − Property taxes: −$1,522
• − Insurance: −$922
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$5,367
• Taxable income: $8,540
• Est. tax owed @ 24.0%: −$2,050
• After-tax cash flow: $8,994/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 of 165 in KY

Livability — Eddyville

• Score: 69/100
• State rank: #174
• US rank: #8755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,045

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.82%
• Current HPI: 148.5677
• 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

-7.3% since first listed

4 events — show timeline

• 2025-10-08 Price Changed $184,500 WKRMLS
• 2025-08-18 Relisted — WKRMLS
• 2025-06-05 Price Changed $189,000 WKRMLS
• 2025-02-14 Listed $199,000 WKRMLS

Property tax history

+23.0%/yr

Latest (2025): $1,522 · +87.9% YoY. Source: county tax records.