39 Dustin Ln · Eubank, KY 42567

$215,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 31 Days on market

Built 1999 0.55 ac lot Est $161k · 34% over

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Why this score? — see what drove the F 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 +10.8/30.0
• Appreciation +6.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks

PRICE REDUCED!! MOTIVATED SELLERS!! Come check out this affordable 4 bedroom 2 bath home on a spacious . 55 acre lot. Home features an open layout with a spacious living room, updated kitchen with granite countertops and 4 bedrooms. This home would be ideal for first time home buyers or someone looking to downsize.

Key facts

• 0.55 acre lot
• Built 1999
• Listed 30 days

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank
• Home design: One-story house
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a house
• Exterior features: Chain link fencing; Other detached structures

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 2 total rooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Window unit(s)
• Interior features: Eat-in kitchen; Blinds and window screens; Crawl space basement; No fireplace
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (30.5% below list).
• Recommended offer: $150k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Eubank — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#262 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eubank Elementary School (math 27% / reading 47%, grade F, #255 of 676 statewide, top 42%, 368 students, 83% FRL); Pulaski County High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 1,209 students, 57% FRL).
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.3% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $150,000 (30.5% 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 31 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $161,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Sandidge Rd	0.27mi	3/2.0	1,216 (-6%)	20mo	$151,700	$125	61
980 Sandidge Rd	0.74mi	2/2.0 (-1)	1,300 (+1%)	9mo	$229,999	$177	51
680 Sandidge Rd	0.47mi	3/2.0	1,460 (+13%)	13mo	$74,500	$51	45

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

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.19×
• Total profit: $11,599
• Equity at exit: $88,463

10-year hold

• IRR: 7.1%
• Equity multiple: 2.00×
• Total profit: $60,251
• Equity at exit: $129,979

Cash invested: $60,452 (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 42567

• Home prices YoY: 0.9%
• Active inventory: 37
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,132
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-97

Break-even live

Break-even rent $1,623

Max offer price $198,688

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-36	+0% $-97	+5% $-159	+10% $-220
Rent	-10% $-216	-5% $-157	+0% $-97	+5% $-38	+10% $21
Rate	-1.0pp $11	-0.5pp $-43	base $-97	+0.5pp $-153	+1.0pp $-210

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: $53,975
• Closing costs: $6,477
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Old Highway 70 Eubank, KY	3.0	1.5	1483	$1,500	$1.01	45d	1	1.01mi

Listing history 20 events

1. 2026-06-22
   days on market $215,900 Active 31 DOM
2. 2026-06-21
   days on market $215,900 Active 30 DOM
3. 2026-06-21
   days on market $215,900 Active 29 DOM
4. 2026-06-18
   days on market $215,900 Active 27 DOM
5. 2026-06-17
   days on market $215,900 Active 26 DOM
6. 2026-06-16
   days on market $215,900 Active 25 DOM
7. 2026-06-15
   days on market $215,900 Active 24 DOM
8. 2026-06-13
   days on market $215,900 Active 22 DOM
9. 2026-06-12
   remarks 316-char remark
10. 2026-06-12
    pricedays on market $215,900 Active 21 DOM
11. 2026-06-09
    days on market $219,900 Active 18 DOM
12. 2026-06-08
    days on market $219,900 Active 17 DOM
13. 2026-06-07
    days on market $219,900 Active 16 DOM
14. 2026-06-07
    days on market $219,900 Active 15 DOM
15. 2026-06-04
    days on market $219,900 Active 12 DOM
16. 2026-06-02
    days on market $219,900 Active 11 DOM
17. 2026-06-01
    days on market $219,900 Active 10 DOM
18. 2026-05-31
    days on market $219,900 Active 9 DOM
19. 2026-05-31
    days on market $219,900 Active 8 DOM
20. 2026-05-21
    listed $219,900 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: $723 · $60/mo
• Projected year-2 tax: $1,857 · $155/mo
• Expected delta: +$1,134/yr (+$94/mo · 156.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $18,000
• − Mortgage interest: −$12,094
• − Property taxes: −$723
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$6,281
• Taxable loss: −$5,057
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $45/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Eubank

• Score: 65/100
• State rank: #262
• US rank: #12947

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): 5,150

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.28%
• Current HPI: 263.9851
• 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

1 event — show timeline

• 2026-05-21 Listed $219,900 ImagineMLS

Property tax history

+1.3%/yr

Latest (2025): $723 · -2.3% YoY. Source: county tax records.