156 Doc Jones Rd · Whitley City, KY 42653

$85,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 557 Days on market

Built 1971 1.00 ac lot $89/sqft · 28% below area Est $136k · 38% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +6.4/10.0
• 1% rule +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

Key facts

• Full size basement
• 1 acre lot
• Built 1971

Tags

• FULL SIZE BASEMENT
• INSULATED STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#441 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Mccreary County (rural): math 22% / reading 35% proficiency, ranked #135 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.9% local appreciation)).
• McCreary County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 557 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $85k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 557 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $136,216
• List price: $85,000
• Delta: -37.60%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
381 West Ridge Rd	0.30mi	3/1.0	1,008 (+5%)	14mo	$105,000	$104	66
207 Marshes Siding Rd	0.28mi	2/1.0 (-1)	900 (-6%)	19mo	$43,000	$48	56

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

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.83×
• Total profit: $19,640
• Equity at exit: $37,538

10-year hold

• IRR: 16.4%
• Equity multiple: 3.38×
• Total profit: $56,567
• Equity at exit: $57,325

Cash invested: $23,800 (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 42653

• Home prices YoY: 1.8%
• Active inventory: 30
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $158

Break-even live

Break-even rent $650

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $206	-5% $182	+0% $158	+5% $134	+10% $110
Rent	-10% $91	-5% $125	+0% $158	+5% $192	+10% $225
Rate	-1.0pp $201	-0.5pp $180	base $158	+0.5pp $136	+1.0pp $114

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 Marshes Siding Rd Unit 3 Whitley City, KY	2.0	1.0	850	$850	$1.00	45d	1	0.26mi

Listing history 29 events

1. 2026-06-21
   days on market $85,000 Active 557 DOM
2. 2026-06-21
   days on market $85,000 Active 556 DOM
3. 2026-06-18
   days on market $85,000 Active 554 DOM
4. 2026-06-17
   days on market $85,000 Active 553 DOM
5. 2026-06-16
   days on market $85,000 Active 552 DOM
6. 2026-06-15
   days on market $85,000 Active 551 DOM
7. 2026-06-13
   days on market $85,000 Active 549 DOM
8. 2026-06-12
   days on market $85,000 Active 548 DOM
9. 2026-06-09
   days on market $85,000 Active 545 DOM
10. 2026-06-08
    days on market $85,000 Active 544 DOM
11. 2026-06-07
    days on market $85,000 Active 543 DOM
12. 2026-06-07
    days on market $85,000 Active 542 DOM
13. 2026-06-04
    days on market $85,000 Active 539 DOM
14. 2026-06-02
    days on market $85,000 Active 538 DOM
15. 2026-06-01
    days on market $85,000 Active 537 DOM
16. 2026-05-31
    days on market $85,000 Active 536 DOM
17. 2026-05-31
    days on market $85,000 Active 535 DOM
18. 2026-04-01
    status Active 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

19. 2026-03-31
    historical 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

20. 2026-01-29
    price $85,000 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

21. 2026-01-01
    status Active 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

22. 2025-12-30
    historical 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

23. 2025-08-14
    price $95,000 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

24. 2025-08-12
    price $100,000 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

25. 2025-07-01
    status Active 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

26. 2025-06-30
    historical 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

27. 2025-05-23
    price $95,000 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

28. 2024-12-07
    listed $99,000 Active 333-char remark

    Show marketing remark (333 chars)

    This two bedroom, 1 bath home is situated on a spacious 1 acre lot. While it does need some tender loving care, it has great potential to be a wonderful home. The full size basement offers extra space for storage or additional living space. This property is perfect for someone looking to invest in a fixer-upper with plenty of land.

29. 2002-10-01
    soldstatus $39,000

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$345/yr (+$29/mo · 89.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,200
• − Mortgage interest: −$4,761
• − Property taxes: −$386
• − Insurance: −$425
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,473
• Taxable income: $523
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,773/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: Mccreary County
• NCES district ID: 2103990
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $22,071
• Composite: 22.24/100
• National rank: #8147
• State rank: #135 of 165 in KY

Livability — Whitley City

• Score: 57/100
• State rank: #441
• US rank: #21812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,911

Population outlook (McCreary County) Hauer SSP2

• Today (2025): 17,097 people
• By 2030: 16,678 · -2.5%
• By 2040: 15,626 · -8.6%
• By 2050: 14,467 · -15.4%
• By 2075: 11,665 · -31.8%
• By 2100: 9,268 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McCreary

• 2024 margin: Solid R (+78.7) · D 10.3% · R 89.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -52.1pp · 2024: -78.7pp
• All cycles: 2024: R+78.7 2020: R+76.7 2016: R+75.3 2012: R+61.3 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 164.4688
• 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

+117.9% since first listed

12 events — show timeline

• 2026-04-01 Relisted — ImagineMLS
• 2026-03-31 Listing Removed — ImagineMLS
• 2026-01-29 Price Changed $85,000 ImagineMLS
• 2026-01-01 Relisted — ImagineMLS
• 2025-12-30 Listing Removed — ImagineMLS
• 2025-08-14 Price Changed $95,000 ImagineMLS
• 2025-08-12 Price Changed $100,000 ImagineMLS
• 2025-07-01 Relisted — ImagineMLS
• 2025-06-30 Listing Removed — ImagineMLS
• 2025-05-23 Price Changed $95,000 ImagineMLS
• 2024-12-07 Listed $99,000 ImagineMLS
• 2002-10-01 Sold (Public Records) $39,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $386 · +0.4% YoY. Source: county tax records.