3635 Pinsonfork Rd · Phelps, KY 41543

$64,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 15 Days on market

Built 1958 1.00 ac lot ↓ 1% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom 2 bath home lets you enjoy the quietness of nature from the front covered and partial screened porch. Property also has a separate storage, washroom, and 2 car carport. Call today to schedule a private showing!

Key facts

• Front covered porch
• 1 acre lot
• Built 1958

Tags

• FRONT COVERED PORCH
• PARTIAL SCREENED PORCH

Property features AI

Finance

• Other: Approximately 1 acre lot

Exterior

• Utilities: Public water; Septic tank
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Screened patio/porch; Fenced yard

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Five total rooms; Garden access/views

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.

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: Belfry High School (math 17% / reading 42%, grade F, #127 of 254 statewide, top 58%, 531 students, 62% FRL).
• 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 $2k of equity ($442 loan paydown + $1k appreciation (2.0% 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 (2.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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 1958 — 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 $63,040 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.53% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.19×
• Total profit: $21,371
• Equity at exit: $25,222

10-year hold

• IRR: 24.1%
• Equity multiple: 4.17×
• Total profit: $56,748
• Equity at exit: $36,303

Cash invested: $17,920 (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 41543

• Home prices YoY: 1.7%
• Active inventory: 4
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $266

Break-even live

Break-even rent $644

Max offer price $64,000

Occupancy floor 68%

Sensitivity live

Price	-10% $310	-5% $288	+0% $266	+5% $244	+10% $222
Rent	-10% $189	-5% $227	+0% $266	+5% $305	+10% $344
Rate	-1.0pp $298	-0.5pp $282	base $266	+0.5pp $250	+1.0pp $233

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $64,000 Active 15 DOM
2. 2026-06-18
   days on market $64,000 Active 13 DOM
3. 2026-06-17
   days on market $64,000 Active 12 DOM
4. 2026-06-16
   days on market $64,000 Active 11 DOM
5. 2026-06-15
   days on market $64,000 Active 10 DOM
6. 2026-06-13
   days on market $64,000 Active 8 DOM
7. 2026-06-12
   days on market $64,000 Active 7 DOM
8. 2026-06-09
   days on market $64,000 Active 4 DOM
9. 2026-06-08
   days on market $64,000 Active 3 DOM
10. 2026-06-07
    days on market $64,000 Active 2 DOM
11. 2026-06-07
    remarks 158-char remark
12. 2026-06-07
    listed $64,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥97°F today · 16 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: $11,770
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$1,118
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,862
• Taxable income: $2,362
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $2,626/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): 460

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 (87%)
• Race & ethnicity: White 87% Pacific Islander 13%

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: ▲ 1.99%
• Current HPI: 121.3702
• 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

-1.4% since first listed

3 events — show timeline

• 2026-06-05 Listed $64,000 EKAR
• 2021-06-15 Sold (MLS) $64,900 EKAR
• 2021-01-18 Listed $64,900 EKAR