2721 Ky-26 · Corbin, KY 40701

$159,900

4 bd · 2.5 ba · 2,400 sqft · SingleFamily public records · 36 Days on market

Built 1998 2.68 ac lot

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Why this score? — see what drove the C- 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 +17.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located just minutes from downtown Corbin, this 2.68 acre property offers space, flexibility, and strong potential for the right buyer. The main home features approximately 2,856 square feet with 4 bedrooms and 2.5 bathrooms, including a large living room, dining area, and multiple additional spaces that can be used as an office, den, or flex rooms. The pool room offers direct access to the outdoor pool area. The home is livable but has deferred maintenance and will not qualify for government financing. It is priced accordingly and presents a great opportunity for someone looking to add value over time. There are no active leaks, though there is visible damage from previous ones in the pool

Key facts

• Massive workshop
• Updated hvac system
• Flat and usable yard

Tags

• OUTDOOR POOL AREA
• MASSIVE WORKSHOP
• FLAT AND USABLE YARD
• UPDATED HVAC SYSTEM
• BRAND NEW WATER HEATER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: House; One story
• Construction: Brick veneer and vinyl siding exterior; Metal roof; Block foundation; Built as single-family house
• Exterior features: Barn(s); Shed(s); Workshop; Chain link fencing; In-ground pool

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: Primary on first floor
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Heat pump
• Interior features: Entrance foyer; Eat-in kitchen; Primary bedroom on the first floor; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.6% below list).
• Recommended offer: $140k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.3% in Corbin — 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 (#179 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Whitley County (rural): math 26% / reading 43% proficiency, ranked #80 of 165 in KY (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whitley County North Elementary School (math 8% / reading 32%, grade F, #568 of 676 statewide, top 84%, 321 students, 85% FRL); Whitley County Middle School (math 31% / reading 50%, grade F, #57 of 217 statewide, top 26%, 563 students, 80% FRL); Whitley County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 980 students, 73% FRL).
• Market conditions: 331 active listings in the ZIP; 65 units permitted in Whitley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Whitley County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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

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

Recommended offer $139,728 (12.6% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.39×
• Total profit: $17,362
• Equity at exit: $61,556

10-year hold

• IRR: 10.7%
• Equity multiple: 2.42×
• Total profit: $63,413
• Equity at exit: $87,493

Cash invested: $44,772 (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 40701

• Home prices YoY: 0.6%
• Active inventory: 331
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $124

Break-even live

Break-even rent $1,241

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $214	-5% $169	+0% $124	+5% $78	+10% $33
Rent	-10% $13	-5% $68	+0% $124	+5% $179	+10% $234
Rate	-1.0pp $204	-0.5pp $164	base $124	+0.5pp $82	+1.0pp $40

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $159,900 Active 36 DOM
2. 2026-06-21
   days on market $159,900 Active 35 DOM
3. 2026-06-18
   days on market $159,900 Active 33 DOM
4. 2026-06-17
   days on market $159,900 Active 32 DOM
5. 2026-06-16
   days on market $159,900 Active 31 DOM
6. 2026-06-15
   days on market $159,900 Active 30 DOM
7. 2026-06-13
   days on market $159,900 Active 28 DOM
8. 2026-06-12
   pricedays on market $159,900 Active 27 DOM
9. 2026-06-09
   days on market $168,000 Active 24 DOM
10. 2026-06-08
    days on market $168,000 Active 23 DOM
11. 2026-06-07
    days on market $168,000 Active 22 DOM
12. 2026-06-07
    days on market $168,000 Active 21 DOM
13. 2026-06-04
    days on market $168,000 Active 18 DOM
14. 2026-06-02
    days on market $168,000 Active 17 DOM
15. 2026-06-01
    days on market $168,000 Active 16 DOM
16. 2026-05-31
    days on market $168,000 Active 15 DOM
17. 2026-05-31
    days on market $168,000 Active 14 DOM
18. 2026-05-15
    listed $168,000 Active
19. 2017-09-01
    soldstatus $170,000
20. 2009-09-30
    historical
21. 2009-04-19
    listed $168,000

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$475/yr (+$40/mo · 52.8%)

ⓘ 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 ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,767
• − Mortgage interest: −$8,957
• − Property taxes: −$900
• − Insurance: −$800
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,652
• Taxable loss: −$1,224
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,778/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: Whitley County
• NCES district ID: 2105880
• Math proficiency: 26% ▼ -32.00%
• Reading proficiency: 43% ▼ -25.00%
• Median HH income: $29,079
• Composite: 27.87/100
• National rank: #6874
• State rank: #80 of 165 in KY

Livability — Corbin

• Score: 69/100
• State rank: #179
• US rank: #8891

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): 29,767

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 35,362 people
• By 2030: 34,807 · -1.6%
• By 2040: 33,525 · -5.2%
• By 2050: 32,550 · -8.0%
• By 2075: 29,555 · -16.4%
• By 2100: 24,308 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -47.7pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+67.2 2012: R+57.8 2008: R+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.82%
• Current HPI: 294.7961
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $168,000 ImagineMLS
• 2017-09-01 Sold (Public Records) $170,000 Public Records
• 2009-09-30 Listing Removed — ImagineMLS
• 2009-04-19 Listed $168,000 ImagineMLS

Property tax history

-1.0%/yr

Latest (2024): $900 · -7.8% YoY. Source: county tax records.