51 Lake Scene Dr · Eddyville, KY 42038

$259,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 63 Days on market

Built 1980 1.00 ac lot $193/sqft · 49% above area Est $177k · 46% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 3 bed 2 bath home located on a corner lot in the Soden Hills Subdivision in Eddyville, KY. This property offers convenient access to all the amenities of town while being just a short drive to local marinas, golf course and the shores of beautiful Lake Barkley. Inside, you’ll find an open and inviting living area featuring recessed lighting, vaulted ceiling and a cozy fireplace perfect for relaxing. The spacious primary bedroom offers a private ensuite bathroom while every bedroom includes its own walk-in closet providing ample storage throughout the home. The kitchen is equipped with newer stainless steel Whirlpool appliances making meal prep both stylish and functional. For added peace of mind some of the updates include a roof less than a year old and an HVAC system that is approximately 2 years old. Outside, this home sits on two lots offering plenty of space as well as a concrete driveway and attached garage. This one is a must see!

Key facts

• 1 acre lot
• 2 garage spots
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.7% in Eddyville — 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 (#174 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $259k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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. 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: 1.02% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

• ARV (median comp): $177,081
• List price: $259,000
• Delta: 46.26%
• Verdict: OVERPRICED
• Comps: 16 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Cross Hill Rd	0.13mi	2/2.0 (-1)	1,344 (0%)	23mo	$215,000	$160	70

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-9,549
• Equity at exit: $38,618

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $33,181
• Equity at exit: $22,394

Cash invested: $72,520 (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 42038

• Home prices YoY: -30.7%
• Active inventory: 117
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,644 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $510

Break-even live

Break-even rent $1,998

Max offer price $259,000

Occupancy floor 76%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $259,000 Active 63 DOM
2. 2026-06-17
   days on market $259,000 Active 62 DOM
3. 2026-06-16
   days on market $259,000 Active 61 DOM
4. 2026-06-15
   days on market $259,000 Active 60 DOM
5. 2026-06-13
   pricedays on market $259,000 Active 58 DOM
6. 2026-06-12
   days on market $269,000 Active 57 DOM
7. 2026-06-09
   days on market $269,000 Active 54 DOM
8. 2026-06-08
   days on market $269,000 Active 53 DOM
9. 2026-06-07
   days on market $269,000 Active 52 DOM
10. 2026-06-07
    days on market $269,000 Active 51 DOM
11. 2026-06-04
    days on market $269,000 Active 48 DOM
12. 2026-06-02
    days on market $269,000 Active 47 DOM
13. 2026-06-01
    days on market $269,000 Active 46 DOM
14. 2026-05-31
    days on market $269,000 Active 45 DOM
15. 2026-05-31
    days on market $269,000 Active 44 DOM
16. 2026-05-15
    price $269,000 983-char remark

    Show marketing remark (983 chars)

    Welcome to this beautiful 3 bed 2 bath home located on a corner lot in the Soden Hills Subdivision in Eddyville, KY. This property offers convenient access to all the amenities of town while being just a short drive to local marinas, golf course and the shores of beautiful Lake Barkley. Inside, you’ll find an open and inviting living area featuring recessed lighting, vaulted ceiling and a cozy fireplace perfect for relaxing. The spacious primary bedroom offers a private ensuite bathroom while every bedroom includes its own walk-in closet providing ample storage throughout the home. The kitchen is equipped with newer stainless steel Whirlpool appliances making meal prep both stylish and functional. For added peace of mind some of the updates include a roof less than a year old and an HVAC system that is approximately 2 years old. Outside, this home sits on two lots offering plenty of space as well as a concrete driveway and attached garage. This one is a must see!

17. 2026-04-16
    listed $279,350 Active 983-char remark

    Show marketing remark (983 chars)

    Welcome to this beautiful 3 bed 2 bath home located on a corner lot in the Soden Hills Subdivision in Eddyville, KY. This property offers convenient access to all the amenities of town while being just a short drive to local marinas, golf course and the shores of beautiful Lake Barkley. Inside, you’ll find an open and inviting living area featuring recessed lighting, vaulted ceiling and a cozy fireplace perfect for relaxing. The spacious primary bedroom offers a private ensuite bathroom while every bedroom includes its own walk-in closet providing ample storage throughout the home. The kitchen is equipped with newer stainless steel Whirlpool appliances making meal prep both stylish and functional. For added peace of mind some of the updates include a roof less than a year old and an HVAC system that is approximately 2 years old. Outside, this home sits on two lots offering plenty of space as well as a concrete driveway and attached garage. This one is a must see!

18. 2022-05-24
    soldstatus $168,000
19. 2022-05-19
    soldstatus $168,000
20. 2022-04-07
    listed $159,900
21. 2014-11-08
    listed $139,000

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $2,227 · $186/mo
• Expected delta: +$882/yr (+$73/mo · 65.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,727
• − Mortgage interest: −$14,508
• − Property taxes: −$1,346
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$7,535
• Taxable income: $1,968
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $5,653/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 of 165 in KY

Livability — Eddyville

• Score: 69/100
• State rank: #174
• US rank: #8755

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

• Census place: Eddyville, KY
• Population (ZIP): 6,045

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.82%
• Current HPI: 148.5677
• 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

+93.5% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $269,000 WKRMLS
• 2026-04-16 Listed $279,350 WKRMLS
• 2022-05-24 Sold (Public Records) $168,000 Public Records
• 2022-05-19 Sold (MLS) $168,000 WKRMLS
• 2022-04-07 Listed $159,900 WKRMLS
• 2014-11-08 Listed $139,000 WKRMLS

Property tax history

+11.4%/yr

Latest (2025): $1,346 · -1.1% YoY. Source: county tax records.