3654 Kentucky 541 · Jackson, KY 41339

$59,500

2 bd · 1.0 ba · 680 sqft · Other public records · 40 Days on market

Built 1990 0.25 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

Looking for a great investment opportunity? Look no further than this .25 acre lot with a home in Jackson, Kentucky! Although the home is in need of some repairs, it has the potential to be transformed into a beautiful and comfortable living space. Don't miss out on the chance to turn this fixer-upper into the home of your dreams or a profitable investment property!

Key facts

• New floors
• Covered porch
• 0.25 acre lot

Tags

• NEW FLOORS
• COVERED PORCH
• REMODELED FULL BATHROOM

Property features AI

Exterior

• Utilities: Public water available; Private sewer; Electricity connected; Sewer connected; Water available
• Home design: Single-story house
• Construction: Vinyl siding; Metal roof; Block foundation; Built area approximately 1,000
• Exterior features: Secluded, wooded lot with few trees; Rural, trees/woods and mountain views

Interior

• Kitchen: No appliances included
• Bedrooms: Total rooms: 5 (includes bedrooms and living areas)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater (heating present)
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Insulated windows
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#243 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.
• Breathitt County (town): math 21% / reading 33% proficiency, ranked #144 of 165 in KY (top 87%) — 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.
• Zoned schools: Breathitt County High School (math 18% / reading 37%, grade F, #156 of 254 statewide, top 62%, 763 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 1 units permitted in Breathitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Breathitt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $60k implies a 174% 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 $57,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 1.36% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $7,896
• Equity at exit: $8,872

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $29,410
• Equity at exit: $5,144

Cash invested: $16,660 (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 41339

• Home prices YoY: -4.1%
• Active inventory: 30
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $276

Break-even live

Break-even rent $459

Max offer price $59,500

Occupancy floor 61%

Sensitivity live

Price	-10% $309	-5% $292	+0% $276	+5% $259	+10% $242
Rent	-10% $212	-5% $244	+0% $276	+5% $308	+10% $339
Rate	-1.0pp $306	-0.5pp $291	base $276	+0.5pp $260	+1.0pp $245

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $59,500 Active 40 DOM
2. 2026-06-18
   days on market $59,500 Active 38 DOM
3. 2026-06-17
   days on market $59,500 Active 37 DOM
4. 2026-06-16
   days on market $59,500 Active 36 DOM
5. 2026-06-15
   days on market $59,500 Active 35 DOM
6. 2026-06-13
   days on market $59,500 Active 33 DOM
7. 2026-06-12
   days on market $59,500 Active 32 DOM
8. 2026-06-09
   days on market $59,500 Active 29 DOM
9. 2026-06-08
   days on market $59,500 Active 28 DOM
10. 2026-06-07
    days on market $59,500 Active 27 DOM
11. 2026-06-07
    pricedays on market $59,500 Active 26 DOM
12. 2026-06-04
    days on market $63,000 Active 23 DOM
13. 2026-06-02
    days on market $63,000 Active 22 DOM
14. 2026-06-01
    days on market $63,000 Active 21 DOM
15. 2026-05-31
    days on market $63,000 Active 20 DOM
16. 2026-05-31
    days on market $63,000 Active 19 DOM
17. 2026-05-11
    listed $63,000 Active 281-char remark
18. 2026-01-04
    historical
19. 2025-11-08
    price $39,900
20. 2025-07-04
    listed $49,500 Active
21. 2023-11-17
    soldstatus $21,700 Closed

    Show marketing remark (368 chars)

    Looking for a great investment opportunity? Look no further than this .25 acre lot with a home in Jackson, Kentucky! Although the home is in need of some repairs, it has the potential to be transformed into a beautiful and comfortable living space. Don't miss out on the chance to turn this fixer-upper into the home of your dreams or a profitable investment property!

22. 2023-10-25
    status Pending

    Show marketing remark (368 chars)

    Looking for a great investment opportunity? Look no further than this .25 acre lot with a home in Jackson, Kentucky! Although the home is in need of some repairs, it has the potential to be transformed into a beautiful and comfortable living space. Don't miss out on the chance to turn this fixer-upper into the home of your dreams or a profitable investment property!

23. 2023-08-18
    status Active

    Show marketing remark (368 chars)

    Looking for a great investment opportunity? Look no further than this .25 acre lot with a home in Jackson, Kentucky! Although the home is in need of some repairs, it has the potential to be transformed into a beautiful and comfortable living space. Don't miss out on the chance to turn this fixer-upper into the home of your dreams or a profitable investment property!

24. 2023-08-18
    status Pending

    Show marketing remark (368 chars)

    Looking for a great investment opportunity? Look no further than this .25 acre lot with a home in Jackson, Kentucky! Although the home is in need of some repairs, it has the potential to be transformed into a beautiful and comfortable living space. Don't miss out on the chance to turn this fixer-upper into the home of your dreams or a profitable investment property!

25. 2023-04-25
    listed $30,000 Active

    Show marketing remark (368 chars)

    Looking for a great investment opportunity? Look no further than this .25 acre lot with a home in Jackson, Kentucky! Although the home is in need of some repairs, it has the potential to be transformed into a beautiful and comfortable living space. Don't miss out on the chance to turn this fixer-upper into the home of your dreams or a profitable investment property!

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$201/yr (+$17/mo · 64.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $9,697
• − Mortgage interest: −$3,333
• − Property taxes: −$311
• − Insurance: −$298
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$1,731
• Taxable income: $2,473
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $2,714/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: Breathitt County
• NCES district ID: 2100690
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $24,324
• Composite: 21.22/100
• National rank: #8408
• State rank: #144 of 165 in KY

Livability — Jackson

• Score: 66/100
• State rank: #243
• US rank: #11866

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

• Population (ZIP): 10,563

Population outlook (Breathitt County) Hauer SSP2

• Today (2025): 12,445 people
• By 2030: 11,773 · -5.4%
• By 2040: 10,356 · -16.8%
• By 2050: 8,963 · -28.0%
• By 2075: 6,081 · -51.1%
• By 2100: 4,071 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Other Asian/Pacific 0%

Political lean MEDSL · Breathitt

• 2024 margin: Solid R (+59.3) · D 19.6% · R 78.9% · Other 1.5%
• 2008→2024 swing: -50.1pp toward R · 2008: -9.3pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+52.4 2016: R+42.9 2012: R+35.1 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.81%
• Current HPI: 136.5547
• 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

+98.3% since first listed

10 events — show timeline

• 2026-06-05 Price Changed $59,500 ImagineMLS
• 2026-05-11 Listed $63,000 ImagineMLS
• 2026-01-04 Listing Removed — ImagineMLS
• 2025-11-08 Price Changed $39,900 ImagineMLS
• 2025-07-04 Listed $49,500 ImagineMLS
• 2023-11-17 Sold (MLS) $21,700 ImagineMLS
• 2023-10-25 Pending — ImagineMLS
• 2023-08-18 Relisted — ImagineMLS
• 2023-08-18 Pending — ImagineMLS
• 2023-04-25 Listed $30,000 ImagineMLS

Property tax history

+7.0%/yr

Latest (2025): $311 · -0.2% YoY. Source: county tax records.