306 N Beatty Ave · Corbin, KY 40701

$149,900

3 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 23 Days on market

Built 1951 0.39 ac lot Est $174k · 14% under

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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 +19.7/30.0
• ARV discount +13.7/15.0
• DSCR +6.2/10.0
• Appreciation +5.9/10.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

In town living in this sweet home! Beautiful hardwood flooring and tile in the kitchen, baths and laundry. Three bedrooms and one and a half baths. Large family room addition with a fireplace. Attached carport with a storage room. Newer metal roof. Lot is level and totally fenced. Sellers would not be leaving if health problems were not a concern.

Key facts

• Quiet street
• Fenced yard
• 0.39 acre lot

Tags

• QUIET STREET
• EASY WALK TO DOWNTOWN
• FENCED YARD

Property features AI

Finance

• Other: Lot size approximately 0.39 acres; Building area approximately 1,524 (total); Not waterfront

Exterior

• Parking: Attached carport; Driveway
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-story house
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a house
• Exterior features: Shed(s); Chain link fencing; Neighborhood view

Interior

• Kitchen: Dishwasher; Refrigerator; Oven
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump and natural gas heating; Electric cooling
• Interior features: Ceiling fans; Fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $138k (8.3% below list).
• Recommended offer: $138k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Corbin Independent (town): math 42% / reading 50% proficiency, ranked #20 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corbin Primary (math 42% / reading 32%, grade F, #255 of 676 statewide, top 42%, 769 students, 60% FRL); Corbin Middle School (math 46% / reading 56%, grade C, #20 of 217 statewide, top 10%, 646 students, 58% FRL); Corbin High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 829 students, 53% FRL).
• Market conditions: 332 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Knox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,500 (8.3% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $173,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Hawe St	0.19mi	3/2.0	1,496 (-2%)	4mo	$210,000	$140	83
611 Caldwell St	0.08mi	3/1.0	1,579 (+4%)	12mo	$41,290	$26	78
205 Nelson St	0.23mi	3/2.0	1,568 (+3%)	6mo	$25,000	$16	77
327 Hamlin Ave	0.24mi	3/2.0	1,468 (-4%)	21mo	$167,500	$114	64
149 Hawe St	0.24mi	4/2.0 (+1)	1,400 (-8%)	7mo	$204,000	$146	63
307 Ford St	0.29mi	3/1.5	1,375 (-10%)	11mo	$150,000	$109	61
409 Florence Ave	0.43mi	3/2.0	1,584 (+4%)	14mo	$126,000	$80	60
1082 N Beatty Ave	0.36mi	3/2.0	1,680 (+10%)	8mo	$207,500	$124	57
302 South S Laurel Ave	0.47mi	3/1.0	1,414 (-7%)	16mo	$60,000	$42	50
214 W Center St	0.67mi	4/2.0 (+1)	1,410 (-8%)	3mo	$179,900	$128	47
106 W Greendale St	0.52mi	3/2.0	1,304 (-14%)	8mo	$240,000	$184	43
201 Padgett St St	0.73mi	3/1.0	1,333 (-12%)	1mo	$145,000	$109	42

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: 9.0%
• Equity multiple: 1.48×
• Total profit: $20,117
• Equity at exit: $57,706

10-year hold

• IRR: 12.2%
• Equity multiple: 2.61×
• Total profit: $67,726
• Equity at exit: $82,021

Cash invested: $41,972 (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: 332
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $176

Break-even live

Break-even rent $1,152

Max offer price $149,900

Occupancy floor 82%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 W 5th St Corbin, KY	3.0	1.0	1186	$1,375	$1.16	44d	1	1.27mi

Listing history 37 events

1. 2026-06-18
   days on market $149,900 Active 23 DOM
2. 2026-06-17
   days on market $149,900 Active 22 DOM
3. 2026-06-16
   days on market $149,900 Active 21 DOM
4. 2026-06-15
   days on market $149,900 Active 20 DOM
5. 2026-06-13
   days on market $149,900 Active 18 DOM
6. 2026-06-12
   pricedays on market $149,900 Active 17 DOM
7. 2026-06-09
   days on market $159,900 Active 14 DOM
8. 2026-06-08
   days on market $159,900 Active 13 DOM
9. 2026-06-07
   days on market $159,900 Active 12 DOM
10. 2026-06-04
    days on market $159,900 Active 8 DOM
11. 2026-06-02
    days on market $159,900 Active 7 DOM
12. 2026-06-01
    days on market $159,900 Active 6 DOM
13. 2026-05-31
    days on market $159,900 Active 5 DOM
14. 2026-05-31
    days on market $159,900 Active 4 DOM
15. 2026-05-26
    listed $159,900 Active
16. 2022-07-22
    soldstatus $147,000 Closed 357-char remark

    Show marketing remark (357 chars)

    In town living in this sweet home! Beautiful hardwood flooring and tile in the kitchen, baths and laundry. Three bedrooms and one and a half baths. Large family room addition with a fireplace. Attached carport with a storage room. Newer metal roof. Lot is level and totally fenced. Sellers would not be leaving if health problems were not a concern.

17. 2022-07-22
    soldstatus $147,000

    Show marketing remark (357 chars)

    In town living in this sweet home! Beautiful hardwood flooring and tile in the kitchen, baths and laundry. Three bedrooms and one and a half baths. Large family room addition with a fireplace. Attached carport with a storage room. Newer metal roof. Lot is level and totally fenced. Sellers would not be leaving if health problems were not a concern.

18. 2022-04-14
    status Pending 357-char remark

    Show marketing remark (357 chars)

    In town living in this sweet home! Beautiful hardwood flooring and tile in the kitchen, baths and laundry. Three bedrooms and one and a half baths. Large family room addition with a fireplace. Attached carport with a storage room. Newer metal roof. Lot is level and totally fenced. Sellers would not be leaving if health problems were not a concern.

19. 2022-04-07
    listed $149,900 Active 357-char remark

    Show marketing remark (357 chars)

    In town living in this sweet home! Beautiful hardwood flooring and tile in the kitchen, baths and laundry. Three bedrooms and one and a half baths. Large family room addition with a fireplace. Attached carport with a storage room. Newer metal roof. Lot is level and totally fenced. Sellers would not be leaving if health problems were not a concern.

20. 2021-02-16
    soldstatus $127,500 Sold 470-char remark

    Show marketing remark (470 chars)

    Very nice 3 bedroom home that has a lot to offer the new owner! It has nice hardwood flooring throughout the main living area, ceramic tile in the bathrooms and laundry room. A very nice kitchen with oak cabinets, range, refrigerator, new dishwasher. A very large family room with fireplace insert with blower. There is also a new metal cool roof. It has attached carport, large storage building and finally, a Fenced back yard! Should qualify for most if not all loans.

21. 2021-01-04
    status Pending 470-char remark

    Show marketing remark (470 chars)

    Very nice 3 bedroom home that has a lot to offer the new owner! It has nice hardwood flooring throughout the main living area, ceramic tile in the bathrooms and laundry room. A very nice kitchen with oak cabinets, range, refrigerator, new dishwasher. A very large family room with fireplace insert with blower. There is also a new metal cool roof. It has attached carport, large storage building and finally, a Fenced back yard! Should qualify for most if not all loans.

22. 2020-12-07
    listed $128,900 Active 470-char remark

    Show marketing remark (470 chars)

    Very nice 3 bedroom home that has a lot to offer the new owner! It has nice hardwood flooring throughout the main living area, ceramic tile in the bathrooms and laundry room. A very nice kitchen with oak cabinets, range, refrigerator, new dishwasher. A very large family room with fireplace insert with blower. There is also a new metal cool roof. It has attached carport, large storage building and finally, a Fenced back yard! Should qualify for most if not all loans.

23. 2019-07-09
    soldstatus $103,750 Sold
24. 2019-05-13
    status Pending
25. 2019-05-07
    status Active
26. 2019-05-06
    historical
27. 2019-04-29
    price $99,900
28. 2019-03-04
    price $104,900
29. 2019-02-07
    price $109,900
30. 2019-01-09
    price $114,900
31. 2018-11-25
    price $119,900
32. 2018-11-09
    listed $124,900 Active
33. 2015-05-21
    soldstatus $69,000
34. 2015-04-17
    historical
35. 2014-12-02
    listed $77,500
36. 2007-05-10
    soldstatus $78,500
37. 2007-05-10
    listed $75,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$553/yr (+$46/mo · 75.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,500
• − Mortgage interest: −$8,397
• − Property taxes: −$736
• − Insurance: −$750
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,361
• Taxable loss: −$383
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,208/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: Corbin Independent
• NCES district ID: 2101320
• Math proficiency: 42% ▼ -19.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $36,928
• Composite: 38.19/100
• National rank: #4259
• State rank: #20 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

• Census place: Corbin, KY
• Population (ZIP): 29,767

Population outlook (Knox County) Hauer SSP2

• Today (2025): 30,741 people
• By 2030: 29,887 · -2.8%
• By 2040: 27,940 · -9.1%
• By 2050: 25,826 · -16.0%
• By 2075: 20,895 · -32.0%
• By 2100: 16,238 · -47.2%

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 · Knox

• 2024 margin: Solid R (+71.1) · D 13.8% · R 85.0% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -44.6pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+67.0 2016: R+67.7 2012: R+53.9 2008: R+44.6

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

+103.7% since first listed

23 events — show timeline

• 2026-05-26 Listed $159,900 ImagineMLS
• 2022-07-22 Sold (Public Records) $147,000 Public Records
• 2022-07-22 Sold (MLS) $147,000 ImagineMLS
• 2022-04-14 Pending — ImagineMLS
• 2022-04-07 Listed $149,900 ImagineMLS
• 2021-02-16 Sold (MLS) $127,500 ImagineMLS
• 2021-01-04 Pending — ImagineMLS
• 2020-12-07 Listed $128,900 ImagineMLS
• 2019-07-09 Sold (MLS) $103,750 ImagineMLS
• 2019-05-13 Pending — ImagineMLS
• 2019-05-07 Relisted — ImagineMLS
• 2019-05-06 Listing Removed — ImagineMLS
• 2019-04-29 Price Changed $99,900 ImagineMLS
• 2019-03-04 Price Changed $104,900 ImagineMLS
• 2019-02-07 Price Changed $109,900 ImagineMLS
• 2019-01-09 Price Changed $114,900 ImagineMLS
• 2018-11-25 Price Changed $119,900 ImagineMLS
• 2018-11-09 Listed $124,900 ImagineMLS
• 2015-05-21 Sold (MLS) $69,000 ImagineMLS
• 2015-04-17 Listing Removed — ImagineMLS
• 2014-12-02 Listed $77,500 ImagineMLS
• 2007-05-10 Listed $75,000 ImagineMLS
• 2007-05-10 Sold (MLS) $78,500 ImagineMLS

Property tax history

+12.3%/yr

Latest (2025): $736 · +0.2% YoY. Source: county tax records.