500 Tyree St · Brodhead, KY 40409

$115,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 1 Days on market

0.34 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Appreciation +3.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home, perfect for comfortable living. Step into the cozy living room, an inviting space ideal for relaxation. The home features a spacious kitchen complete with all appliances, which opens to a separate dining room, making it perfect for family meals and entertaining. Hardwood and vinyl flooring add both beauty and durability throughout the home. Enjoy year-round comfort with central heat and air. The partially fenced yard offers privacy, while the attached 1-car carport with a storage area provides ample space for your vehicle and belongings. Additionally, a storage building is available for extra storage needs. Situated on a generous city lot, the home is serviced by city water and sewer. Relax on the covered front and back porches and take advantage of all the additional features this delightful home has to offer.

Key facts

• Hardwood flooring
• Close to schools
• Formal dining room

Tags

• FORMAL DINING ROOM
• EAT-IN KITCHEN AREA
• HARDWOOD FLOORING
• LARGE YARD
• PARTIALLY FENCED-IN AREA
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Parking: Attached carport; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Vinyl siding; Block foundation; Metal roof; Approximately 975 building area
• Exterior features: Neighborhood view

Interior

• Kitchen: Refrigerator; Cooktop; Range
• Bedrooms: Total of 6 rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric cooling; Heat pump cooling
• Interior features: Primary bedroom on the first floor; Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-7 ($-83/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (25.1% below list).
• Recommended offer: $86k (25.1% below list) — sets the bar for 1% rule.

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+, amenities F, commute F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brodhead Elementary School (math 22% / reading 37%, grade F, #393 of 676 statewide, top 63%, 478 students, 69% FRL); Rockcastle County Middle School (math 20% / reading 43%, grade F, #125 of 217 statewide, top 63%, 578 students, 63% FRL); Rockcastle County High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 819 students, 64% FRL).
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.
• Current owner paid $93k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $86,154 (25.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $57,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Pike St	0.35mi	2/1.0	784 (-4%)	11mo	$54,600	$70	68

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

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-19,126
• Equity at exit: $17,147

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-17,434
• Equity at exit: $9,943

Cash invested: $32,200 (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 40409

• Home prices YoY: -1.4%
• Active inventory: 16
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $438/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-7

Break-even live

Break-even rent $870

Max offer price $113,785

Occupancy floor 96%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-27
   status Active
2. 2026-05-26
   listed $115,000 Active
3. 2026-05-26
   historical
4. 2024-07-26
   soldstatus $93,000
5. 2024-07-22
   soldstatus $93,000 Closed 871-char remark

   Show marketing remark (871 chars)

   Welcome to this charming 2-bedroom, 1-bath home, perfect for comfortable living. Step into the cozy living room, an inviting space ideal for relaxation. The home features a spacious kitchen complete with all appliances, which opens to a separate dining room, making it perfect for family meals and entertaining. Hardwood and vinyl flooring add both beauty and durability throughout the home. Enjoy year-round comfort with central heat and air. The partially fenced yard offers privacy, while the attached 1-car carport with a storage area provides ample space for your vehicle and belongings. Additionally, a storage building is available for extra storage needs. Situated on a generous city lot, the home is serviced by city water and sewer. Relax on the covered front and back porches and take advantage of all the additional features this delightful home has to offer.

6. 2024-07-17
   status Pending 871-char remark

   Show marketing remark (871 chars)

   Welcome to this charming 2-bedroom, 1-bath home, perfect for comfortable living. Step into the cozy living room, an inviting space ideal for relaxation. The home features a spacious kitchen complete with all appliances, which opens to a separate dining room, making it perfect for family meals and entertaining. Hardwood and vinyl flooring add both beauty and durability throughout the home. Enjoy year-round comfort with central heat and air. The partially fenced yard offers privacy, while the attached 1-car carport with a storage area provides ample space for your vehicle and belongings. Additionally, a storage building is available for extra storage needs. Situated on a generous city lot, the home is serviced by city water and sewer. Relax on the covered front and back porches and take advantage of all the additional features this delightful home has to offer.

7. 2024-07-15
   listed $94,900 Active 871-char remark

   Show marketing remark (871 chars)

   Welcome to this charming 2-bedroom, 1-bath home, perfect for comfortable living. Step into the cozy living room, an inviting space ideal for relaxation. The home features a spacious kitchen complete with all appliances, which opens to a separate dining room, making it perfect for family meals and entertaining. Hardwood and vinyl flooring add both beauty and durability throughout the home. Enjoy year-round comfort with central heat and air. The partially fenced yard offers privacy, while the attached 1-car carport with a storage area provides ample space for your vehicle and belongings. Additionally, a storage building is available for extra storage needs. Situated on a generous city lot, the home is serviced by city water and sewer. Relax on the covered front and back porches and take advantage of all the additional features this delightful home has to offer.

8. 2010-05-01
   soldstatus $40,000

ⓘ 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: $438 · $37/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$551/yr (+$46/mo · 125.8%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,338
• − Mortgage interest: −$6,442
• − Property taxes: −$438
• − Insurance: −$575
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$3,345
• Taxable loss: −$2,116
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $425/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: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 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

• Census place: Brodhead, KY
• Population (ZIP): 3,638

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 1% Italian 1%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 0%

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.23%
• Current HPI: 221.6693
• 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

+187.5% since first listed

8 events — show timeline

• 2026-05-27 Relisted — ImagineMLS
• 2026-05-26 Listing Removed — ImagineMLS
• 2026-05-26 Listed $115,000 ImagineMLS
• 2024-07-26 Sold (Public Records) $93,000 Public Records
• 2024-07-22 Sold (MLS) $93,000 ImagineMLS
• 2024-07-17 Pending — ImagineMLS
• 2024-07-15 Listed $94,900 ImagineMLS
• 2010-05-01 Sold (Public Records) $40,000 Public Records

Property tax history

+15.7%/yr

Latest (2020): $438 · +0.7% YoY. Source: county tax records.