23 Pokeberry Ln · Mount Vernon, KY 40456

$95,000

2 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 113 Days on market

Built 1950 0.29 ac lot $58/sqft · 30% above area ↓ 32% since listing

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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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute and Cozy Country Home... this is a 2 bed 1 bath charmer with a wrap around porch on .29 of an acre. Location in Sand Springs Ky across from School house road Intersection. about 15 minutes from Mt Vernon and 30 Minutes to Somerset Ky. Great starter home , empty nester or investor. Lot has been surveyed. Small dirt floor basement room, attic/upper floor upstairs for possible extra bed room to be added. Needs stairway.. Priced to sell Call today. Sold AS IS. Cash or Conventional. Not Sure of Government Loans New pictures to come asap.

Key facts

• Wrap around porch
• Attic upper floor
• 0.29 acre lot

Tags

• WRAP AROUND PORCH
• SMALL DIRT FLOOR BASEMENT ROOM
• ATTIC UPPER FLOOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $84k (11.2% below list).
• Recommended offer: $84k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.8% in Mount Vernon — 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 63/100 on livability (#321 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, schools D+, amenities F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,334 (11.2% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 0.89% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $42,450
• List price: $95,000
• Delta: 123.79%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $57,256
• Equity at exit: $85,584

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $164,175
• Equity at exit: $184,564

Cash invested: $26,600 (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 40456

• Home prices YoY: 11.6%
• Active inventory: 64
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $87

Break-even live

Break-even rent $733

Max offer price $95,000

Occupancy floor 85%

Sensitivity live

Price	-10% $141	-5% $114	+0% $87	+5% $60	+10% $33
Rent	-10% $21	-5% $54	+0% $87	+5% $120	+10% $154
Rate	-1.0pp $135	-0.5pp $111	base $87	+0.5pp $63	+1.0pp $38

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $95,000 Active 113 DOM
2. 2026-06-19
   days on market $95,000 Active 111 DOM
3. 2026-06-18
   days on market $95,000 Active 110 DOM
4. 2026-06-17
   days on market $95,000 Active 109 DOM
5. 2026-06-16
   days on market $95,000 Active 108 DOM
6. 2026-06-15
   days on market $95,000 Active 107 DOM
7. 2026-06-14
   days on market $95,000 Active 105 DOM
8. 2026-05-30
   days on market $95,000 Active 104 DOM
9. 2026-05-13
   price $95,000 544-char remark

   Show marketing remark (544 chars)

   Cute and Cozy Country Home... this is a 2 bed 1 bath charmer with a wrap around porch on .29 of an acre. Location in Sand Springs Ky across from School house road Intersection. about 15 minutes from Mt Vernon and 30 Minutes to Somerset Ky. Great starter home , empty nester or investor. Lot has been surveyed. Small dirt floor basement room, attic/upper floor upstairs for possible extra bed room to be added. Needs stairway.. Priced to sell Call today. Sold AS IS. Cash or Conventional. Not Sure of Government Loans New pictures to come asap.

10. 2026-04-16
    price $99,999 544-char remark

    Show marketing remark (544 chars)

    Cute and Cozy Country Home... this is a 2 bed 1 bath charmer with a wrap around porch on .29 of an acre. Location in Sand Springs Ky across from School house road Intersection. about 15 minutes from Mt Vernon and 30 Minutes to Somerset Ky. Great starter home , empty nester or investor. Lot has been surveyed. Small dirt floor basement room, attic/upper floor upstairs for possible extra bed room to be added. Needs stairway.. Priced to sell Call today. Sold AS IS. Cash or Conventional. Not Sure of Government Loans New pictures to come asap.

11. 2026-02-19
    status Active 544-char remark

    Show marketing remark (544 chars)

    Cute and Cozy Country Home... this is a 2 bed 1 bath charmer with a wrap around porch on .29 of an acre. Location in Sand Springs Ky across from School house road Intersection. about 15 minutes from Mt Vernon and 30 Minutes to Somerset Ky. Great starter home , empty nester or investor. Lot has been surveyed. Small dirt floor basement room, attic/upper floor upstairs for possible extra bed room to be added. Needs stairway.. Priced to sell Call today. Sold AS IS. Cash or Conventional. Not Sure of Government Loans New pictures to come asap.

12. 2026-02-05
    historical 544-char remark

    Show marketing remark (544 chars)

    Cute and Cozy Country Home... this is a 2 bed 1 bath charmer with a wrap around porch on .29 of an acre. Location in Sand Springs Ky across from School house road Intersection. about 15 minutes from Mt Vernon and 30 Minutes to Somerset Ky. Great starter home , empty nester or investor. Lot has been surveyed. Small dirt floor basement room, attic/upper floor upstairs for possible extra bed room to be added. Needs stairway.. Priced to sell Call today. Sold AS IS. Cash or Conventional. Not Sure of Government Loans New pictures to come asap.

13. 2026-01-24
    listed $104,000 Active 544-char remark

    Show marketing remark (544 chars)

    Cute and Cozy Country Home... this is a 2 bed 1 bath charmer with a wrap around porch on .29 of an acre. Location in Sand Springs Ky across from School house road Intersection. about 15 minutes from Mt Vernon and 30 Minutes to Somerset Ky. Great starter home , empty nester or investor. Lot has been surveyed. Small dirt floor basement room, attic/upper floor upstairs for possible extra bed room to be added. Needs stairway.. Priced to sell Call today. Sold AS IS. Cash or Conventional. Not Sure of Government Loans New pictures to come asap.

14. 2025-10-28
    historical
15. 2025-09-08
    price $120,000
16. 2025-08-16
    listed $124,900 Active
17. 2025-08-07
    historical
18. 2025-07-17
    listed $124,500 Active
19. 2025-07-08
    historical
20. 2025-06-09
    listed $124,500 Active
21. 2025-06-07
    historical
22. 2025-02-24
    status Active
23. 2025-02-18
    historical
24. 2025-02-18
    listed $124,500 Active
25. 2025-01-03
    historical
26. 2024-09-26
    price $117,500
27. 2024-09-10
    listed $124,500 Active
28. 2024-09-10
    historical
29. 2024-08-19
    price $125,000
30. 2024-07-23
    price $129,000
31. 2024-05-15
    price $135,000
32. 2024-04-04
    listed $139,900 Active

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$321/yr (+$27/mo · 64.9%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,120
• − Mortgage interest: −$5,321
• − Property taxes: −$496
• − Insurance: −$475
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$2,764
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $1,179/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: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 of 165 in KY

Livability — Mount Vernon

• Score: 63/100
• State rank: #321
• US rank: #15406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,324

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 227.3369
• 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

-32.1% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $95,000 ImagineMLS
• 2026-04-16 Price Changed $99,999 ImagineMLS
• 2026-02-19 Relisted — ImagineMLS
• 2026-02-05 Listing Removed — ImagineMLS
• 2026-01-24 Listed $104,000 ImagineMLS
• 2025-10-28 Listing Removed — ImagineMLS
• 2025-09-08 Price Changed $120,000 ImagineMLS
• 2025-08-16 Listed $124,900 ImagineMLS
• 2025-08-07 Listing Removed — ImagineMLS
• 2025-07-17 Listed $124,500 ImagineMLS
• 2025-07-08 Listing Removed — ImagineMLS
• 2025-06-09 Listed $124,500 ImagineMLS
• 2025-06-07 Listing Removed — ImagineMLS
• 2025-02-24 Relisted — ImagineMLS
• 2025-02-18 Listed $124,500 ImagineMLS
• 2025-02-18 Listing Removed — ImagineMLS
• 2025-01-03 Listing Removed — ImagineMLS
• 2024-09-26 Price Changed $117,500 ImagineMLS
• 2024-09-10 Listing Removed — ImagineMLS
• 2024-09-10 Listed $124,500 ImagineMLS
• 2024-08-19 Price Changed $125,000 ImagineMLS
• 2024-07-23 Price Changed $129,000 ImagineMLS
• 2024-05-15 Price Changed $135,000 ImagineMLS
• 2024-04-04 Listed $139,900 ImagineMLS

Property tax history

+5.2%/yr

Latest (2025): $496 · -4.9% YoY. Source: county tax records.