11981 KY Hwy 1247 · Eubank, KY 40489

$165,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 77 Days on market

0.46 ac lot $143/sqft · 13% below area Est $199k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.5/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Seller is serious, let's get this one sold!! Bring all offers to this beautifully updated 3-bedroom, 1 full bath brick ranch that is move-in ready and packed with modern touches! This all brick home has been remodeled, offering the perfect blend of classic charm and fresh updates. Step inside to find brand-new laminate flooring throughout, creating a clean, cohesive look and easy maintenance. The kitchen has been upgraded with granite countertops, providing both style and functionality. The bathroom features a tiled bathtub, adding a timeless and polished finish. Enjoy relaxing on the covered front porch or take advantage of the spacious yard—perfect for entertaining, pets, or outdoor activities. The detached garage offers additional storage or workspace.

Key facts

• Covered front porch
• Remodeled
• Laminate flooring

Tags

• UPDATED
• REMODELED
• LAMINATE FLOORING
• GRANITE COUNTERTOPS
• TILED BATHTUB
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (40.3% below list).
• Recommended offer: $99k (40.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#262 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 20% / reading 35% proficiency, ranked #131 of 165 in KY (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 91 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $165k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,543 (40.3% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.60% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 14.0

CMA / ARV

• ARV (median comp): $198,858
• List price: $165,000
• Delta: -17.03%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10660 US Hwy 27 S	0.56mi	2/1.0 (-1)	1,000 (-13%)	24mo	$190,000	$190	27

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

Projected returns pro-forma

-1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.42×
• Total profit: $-26,720
• Equity at exit: $39,396

10-year hold

• IRR: -6.9%
• Equity multiple: 0.39×
• Total profit: $-28,337
• Equity at exit: $41,001

Cash invested: $46,200 (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 40489

• Home prices YoY: -0.5%
• Active inventory: 27
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-217

Break-even live

Break-even rent $1,260

Max offer price $126,681

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $165,000 Active 77 DOM
2. 2026-06-07
   days on market $165,000 Active 76 DOM
3. 2026-06-07
   days on market $165,000 Active 75 DOM
4. 2026-06-03
   days on market $165,000 Active 72 DOM
5. 2026-06-02
   days on market $165,000 Active 71 DOM
6. 2026-06-01
   days on market $165,000 Active 70 DOM
7. 2026-05-31
   days on market $165,000 Active 69 DOM
8. 2026-05-30
   days on market $165,000 Active 68 DOM
9. 2026-04-28
   price $165,000 774-char remark

   Show marketing remark (774 chars)

   Seller is serious, let's get this one sold!! Bring all offers to this beautifully updated 3-bedroom, 1 full bath brick ranch that is move-in ready and packed with modern touches! This all brick home has been remodeled, offering the perfect blend of classic charm and fresh updates. Step inside to find brand-new laminate flooring throughout, creating a clean, cohesive look and easy maintenance. The kitchen has been upgraded with granite countertops, providing both style and functionality. The bathroom features a tiled bathtub, adding a timeless and polished finish. Enjoy relaxing on the covered front porch or take advantage of the spacious yard—perfect for entertaining, pets, or outdoor activities. The detached garage offers additional storage or workspace.

10. 2026-03-23
    listed $178,000 Active 774-char remark

    Show marketing remark (774 chars)

    Seller is serious, let's get this one sold!! Bring all offers to this beautifully updated 3-bedroom, 1 full bath brick ranch that is move-in ready and packed with modern touches! This all brick home has been remodeled, offering the perfect blend of classic charm and fresh updates. Step inside to find brand-new laminate flooring throughout, creating a clean, cohesive look and easy maintenance. The kitchen has been upgraded with granite countertops, providing both style and functionality. The bathroom features a tiled bathtub, adding a timeless and polished finish. Enjoy relaxing on the covered front porch or take advantage of the spacious yard—perfect for entertaining, pets, or outdoor activities. The detached garage offers additional storage or workspace.

11. 2021-03-01
    soldstatus $87,500 286-char remark

    Show marketing remark (286 chars)

    Brick home conveniently located just off Hwy. 27 and only 15 minutes to Stanford and 25 minutes to Somerset. All rooms are on one level. Backyard is enclosed with wooden privacy fence. One-car detached garage/building in back. Very cute home perfect for first time homeowners. Must see!

12. 2021-03-01
    soldstatus $87,500

    Show marketing remark (286 chars)

    Brick home conveniently located just off Hwy. 27 and only 15 minutes to Stanford and 25 minutes to Somerset. All rooms are on one level. Backyard is enclosed with wooden privacy fence. One-car detached garage/building in back. Very cute home perfect for first time homeowners. Must see!

13. 2020-11-03
    listed $85,000 286-char remark

    Show marketing remark (286 chars)

    Brick home conveniently located just off Hwy. 27 and only 15 minutes to Stanford and 25 minutes to Somerset. All rooms are on one level. Backyard is enclosed with wooden privacy fence. One-car detached garage/building in back. Very cute home perfect for first time homeowners. Must see!

14. 2020-11-03
    listed $85,000

    Show marketing remark (286 chars)

    Brick home conveniently located just off Hwy. 27 and only 15 minutes to Stanford and 25 minutes to Somerset. All rooms are on one level. Backyard is enclosed with wooden privacy fence. One-car detached garage/building in back. Very cute home perfect for first time homeowners. Must see!

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$682/yr (+$57/mo · 92.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,825
• − Mortgage interest: −$9,243
• − Property taxes: −$736
• − Insurance: −$825
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$4,800
• Taxable loss: −$5,671
• Est. tax savings @ 24.0%: +$1,361
• After-tax cash flow: $-1,242/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: Lincoln County
• NCES district ID: 2103480
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $35,356
• Composite: 22.68/100
• National rank: #8042
• State rank: #131 of 165 in KY

Livability — Eubank

• Score: 65/100
• State rank: #262
• US rank: #12947

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): 4,238

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 23,293 people
• By 2030: 22,392 · -3.9%
• By 2040: 20,336 · -12.7%
• By 2050: 18,016 · -22.7%
• By 2075: 12,976 · -44.3%
• By 2100: 8,446 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+61.2) · D 18.9% · R 80.0% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -38.5pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+57.1 2016: R+57.3 2012: R+41.9 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.05%
• Current HPI: 233.047
• 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

+94.1% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $165,000 ImagineMLS
• 2026-03-23 Listed $178,000 ImagineMLS
• 2021-03-01 Sold (MLS) $87,500 ImagineMLS
• 2021-03-01 Sold (MLS) $87,500 ImagineMLS
• 2020-11-03 Listed $85,000 ImagineMLS
• 2020-11-03 Listed $85,000 ImagineMLS

Property tax history

+4.1%/yr

Latest (2025): $736 · -18.0% YoY. Source: county tax records.