7205 Kentucky 39 · Brodhead, KY 40419

$89,000

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 105 Days on market

3.10 ac lot $139/sqft · 35% above area Est $103k · 14% under ↓ 9% 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 +29.2/30.0
• ARV discount +13.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Have you been looking for a place to call your own? a place with some space to roam? To romp and play? this 3 acre track is a beauty and its waiting for you to call it yours! Imagine walking in a back yard that feels like your walking through a park, walking down to the natural spring on site and having a picnic then swinging, just watching the water flow, and the cows graze on the neighboring farm. This place offers ultimate serenity. Comes complete with a cabin, perfect for the handyman (or woman) to make their own! Don't miss out on this gem of place! And right in 39 you're convenient to everywhere!

Key facts

• Back yard
• Cabin
• Natural spring

Tags

• 3 ACRE TRACK
• NATURAL SPRING
• BACK YARD
• CABIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#317 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities 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: 26 active listings in the ZIP; 91 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $2k appreciation (2.8% local appreciation)).
• Lincoln County population projected at -23% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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 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: 1.20% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $102,929
• List price: $89,000
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.19×
• Total profit: $29,597
• Equity at exit: $39,067

10-year hold

• IRR: 22.3%
• Equity multiple: 4.16×
• Total profit: $78,694
• Equity at exit: $59,477

Cash invested: $24,920 (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 40419

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $311

Break-even live

Break-even rent $675

Max offer price $89,000

Occupancy floor 66%

Sensitivity live

Price	-10% $361	-5% $336	+0% $311	+5% $286	+10% $261
Rent	-10% $227	-5% $269	+0% $311	+5% $353	+10% $395
Rate	-1.0pp $356	-0.5pp $334	base $311	+0.5pp $288	+1.0pp $264

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,000 Active 105 DOM
2. 2026-06-18
   days on market $89,000 Active 104 DOM
3. 2026-06-18
   price $89,000 Active 103 DOM
4. 2026-06-17
   days on market $99,000 Active 103 DOM
5. 2026-06-16
   days on market $99,000 Active 102 DOM
6. 2026-06-15
   days on market $99,000 Active 101 DOM
7. 2026-06-14
   days on market $99,000 Active 99 DOM
8. 2026-06-12
   days on market $99,000 Active 98 DOM
9. 2026-06-09
   days on market $99,000 Active 95 DOM
10. 2026-06-08
    days on market $99,000 Active 94 DOM
11. 2026-06-07
    days on market $99,000 Active 93 DOM
12. 2026-06-07
    days on market $99,000 Active 92 DOM
13. 2026-06-03
    days on market $99,000 Active 89 DOM
14. 2026-06-02
    days on market $99,000 Active 88 DOM
15. 2026-06-01
    days on market $99,000 Active 87 DOM
16. 2026-05-31
    days on market $99,000 Active 86 DOM
17. 2026-05-30
    days on market $99,000 Active 85 DOM
18. 2026-05-06
    price $99,000 609-char remark

    Show marketing remark (609 chars)

    Have you been looking for a place to call your own? a place with some space to roam? To romp and play? this 3 acre track is a beauty and its waiting for you to call it yours! Imagine walking in a back yard that feels like your walking through a park, walking down to the natural spring on site and having a picnic then swinging, just watching the water flow, and the cows graze on the neighboring farm. This place offers ultimate serenity. Comes complete with a cabin, perfect for the handyman (or woman) to make their own! Don't miss out on this gem of place! And right in 39 you're convenient to everywhere!

19. 2026-03-06
    listed $109,000 Active 609-char remark

    Show marketing remark (609 chars)

    Have you been looking for a place to call your own? a place with some space to roam? To romp and play? this 3 acre track is a beauty and its waiting for you to call it yours! Imagine walking in a back yard that feels like your walking through a park, walking down to the natural spring on site and having a picnic then swinging, just watching the water flow, and the cows graze on the neighboring farm. This place offers ultimate serenity. Comes complete with a cabin, perfect for the handyman (or woman) to make their own! Don't miss out on this gem of place! And right in 39 you're convenient to everywhere!

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$412/yr (+$34/mo · 116.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $12,823
• − Mortgage interest: −$4,985
• − Property taxes: −$354
• − Insurance: −$445
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,589
• Taxable income: $2,399
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,156/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 — Brodhead

• Score: 63/100
• State rank: #317
• US rank: #15193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,128

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Serbian 1% Italian 1%
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 3%

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: ▲ 2.81%
• Current HPI: 240.487
• 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

-9.2% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $99,000 ImagineMLS
• 2026-03-06 Listed $109,000 ImagineMLS

Property tax history

+4.3%/yr

Latest (2025): $354 · -4.3% YoY. Source: county tax records.