65 Bruce Ln · Corbin, KY 40701

$169,500

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 230 Days on market

Built 1969 $126/sqft · 20% below area Est $205k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Appreciation +5.9/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Beautiful house on a dead end street close to everything. Great starter or downsizing. Lovely yard and mature trees. No carpet.

Key facts

• No carpet
• Dead end street
• Lovely yard

Tags

• DEAD END STREET
• LOVELY YARD
• MATURE TREES
• NO CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (41.0% below list).
• Recommended offer: $100k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• Laurel County (town): math 51% / reading 56% proficiency, ranked #8 of 165 in KY (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 331 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 16 units permitted in Laurel 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)).
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $85k; list at $170k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $100,000 (41.0% 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 230 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 14.1

CMA / ARV

• ARV (median comp): $205,112
• List price: $169,500
• Delta: -17.36%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Springfield Dr	0.29mi	3/2.0	1,489 (+11%)	10mo	$220,000	$148	58
155 Greenfield Subdivision	0.49mi	3/1.5	1,456 (+8%)	11mo	$214,000	$147	54
120 Spring Cut Cir	0.36mi	3/2.0	1,203 (-10%)	12mo	$227,500	$189	54

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.90×
• Total profit: $-4,867
• Equity at exit: $65,251

10-year hold

• IRR: 2.7%
• Equity multiple: 1.36×
• Total profit: $16,946
• Equity at exit: $92,746

Cash invested: $47,460 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-234

Break-even live

Break-even rent $1,296

Max offer price $128,161

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-186	+0% $-234	+5% $-282	+10% $-330
Rent	-10% $-313	-5% $-274	+0% $-234	+5% $-195	+10% $-155
Rate	-1.0pp $-149	-0.5pp $-191	base $-234	+0.5pp $-278	+1.0pp $-323

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 American Greeting Card Rd Unit 123-2 Corbin, KY	2.0	2.5	1200	$1,000	$0.83	44d	1	0.93mi

Listing history 33 events

1. 2026-06-21
   days on market $169,500 Active 230 DOM
2. 2026-06-18
   days on market $169,500 Active 228 DOM
3. 2026-06-17
   days on market $169,500 Active 227 DOM
4. 2026-06-16
   days on market $169,500 Active 226 DOM
5. 2026-06-15
   days on market $169,500 Active 225 DOM
6. 2026-06-13
   days on market $169,500 Active 223 DOM
7. 2026-06-12
   days on market $169,500 Active 222 DOM
8. 2026-06-09
   days on market $169,500 Active 219 DOM
9. 2026-06-08
   days on market $169,500 Active 218 DOM
10. 2026-06-07
    days on market $169,500 Active 217 DOM
11. 2026-06-07
    days on market $169,500 Active 216 DOM
12. 2026-06-04
    days on market $169,500 Active 213 DOM
13. 2026-06-02
    days on market $169,500 Active 212 DOM
14. 2026-06-01
    days on market $169,500 Active 211 DOM
15. 2026-05-31
    days on market $169,500 Active 210 DOM
16. 2026-05-31
    days on market $169,500 Active 209 DOM
17. 2025-10-29
    listed $169,500 Active 127-char remark

    Show marketing remark (127 chars)

    Beautiful house on a dead end street close to everything. Great starter or downsizing. Lovely yard and mature trees. No carpet.

18. 2018-08-31
    soldstatus $85,000 Sold 258-char remark

    Show marketing remark (258 chars)

    Super cute 3 bedroom, brick home on corner lot in a great location convenient to both London and Corbin. Living room, formal dinning room, nice kitchen with newer cabinets - seperate laundry/mud room with carport. *Lot size & sq footage according to pva.

19. 2018-08-31
    soldstatus $84,500

    Show marketing remark (258 chars)

    Super cute 3 bedroom, brick home on corner lot in a great location convenient to both London and Corbin. Living room, formal dinning room, nice kitchen with newer cabinets - seperate laundry/mud room with carport. *Lot size & sq footage according to pva.

20. 2018-07-12
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Super cute 3 bedroom, brick home on corner lot in a great location convenient to both London and Corbin. Living room, formal dinning room, nice kitchen with newer cabinets - seperate laundry/mud room with carport. *Lot size & sq footage according to pva.

21. 2018-04-19
    status Active 258-char remark

    Show marketing remark (258 chars)

    Super cute 3 bedroom, brick home on corner lot in a great location convenient to both London and Corbin. Living room, formal dinning room, nice kitchen with newer cabinets - seperate laundry/mud room with carport. *Lot size & sq footage according to pva.

22. 2018-04-16
    historical 258-char remark

    Show marketing remark (258 chars)

    Super cute 3 bedroom, brick home on corner lot in a great location convenient to both London and Corbin. Living room, formal dinning room, nice kitchen with newer cabinets - seperate laundry/mud room with carport. *Lot size & sq footage according to pva.

23. 2018-01-16
    listed $97,500 Active 258-char remark

    Show marketing remark (258 chars)

    Super cute 3 bedroom, brick home on corner lot in a great location convenient to both London and Corbin. Living room, formal dinning room, nice kitchen with newer cabinets - seperate laundry/mud room with carport. *Lot size & sq footage according to pva.

24. 2018-01-15
    historical
25. 2018-01-03
    status Active
26. 2017-12-01
    status Pending
27. 2017-10-17
    price $97,500
28. 2017-09-17
    listed $107,000 Active
29. 2017-03-17
    historical
30. 2017-02-06
    price $107,000
31. 2016-12-20
    listed $110,000 Active
32. 2010-05-13
    soldstatus $50,000
33. 1970-09-01
    soldstatus $20,000

ⓘ 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: $774 · $65/mo
• Projected year-2 tax: $1,458 · $121/mo
• Expected delta: +$684/yr (+$57/mo · 88.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $12,000
• − Mortgage interest: −$9,495
• − Property taxes: −$774
• − Insurance: −$848
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$4,931
• Taxable loss: −$5,967
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $-1,376/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: Laurel County
• NCES district ID: 2103210
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $36,577
• Composite: 44.39/100
• National rank: #2814
• State rank: #8 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 (Laurel County) Hauer SSP2

• Today (2025): 62,602 people
• By 2030: 63,310 · +1.1%
• By 2040: 63,706 · +1.8%
• By 2050: 62,705 · +0.2%
• By 2075: 58,574 · -6.4%
• By 2100: 50,888 · -18.7%

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 · Laurel

• 2024 margin: Solid R (+69.9) · D 14.5% · R 84.3% · Other 1.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -58.0pp · 2024: -69.9pp
• All cycles: 2024: R+69.9 2020: R+66.7 2016: R+69.1 2012: R+63.6 2008: R+58.0

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

+747.5% since first listed

17 events — show timeline

• 2025-10-29 Listed $169,500 Fizber.com
• 2018-08-31 Sold (Public Records) $84,500 Public Records
• 2018-08-31 Sold (MLS) $85,000 ImagineMLS
• 2018-07-12 Pending — ImagineMLS
• 2018-04-19 Relisted — ImagineMLS
• 2018-04-16 Listing Removed — ImagineMLS
• 2018-01-16 Listed $97,500 ImagineMLS
• 2018-01-15 Listing Removed — ImagineMLS
• 2018-01-03 Relisted — ImagineMLS
• 2017-12-01 Pending — ImagineMLS
• 2017-10-17 Price Changed $97,500 ImagineMLS
• 2017-09-17 Listed $107,000 ImagineMLS
• 2017-03-17 Listing Removed — ImagineMLS
• 2017-02-06 Price Changed $107,000 ImagineMLS
• 2016-12-20 Listed $110,000 ImagineMLS
• 2010-05-13 Sold (Public Records) $50,000 Public Records
• 1970-09-01 Sold (Public Records) $20,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $774 · +0.9% YoY. Source: county tax records.