108 Maple Ave · Irvine, KY 40336

$25,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 248 Days on market

2,613 sqft lot ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Investment Opportunity** The house is in need of a complete overhaul, but with the right vision, it could be transformed into a beautiful and profitable property. Whether you're looking for a flip project or a long-term rental investment, the possibilities are endless. Great location and tons of potential—just waiting for the right buyer to bring it back to life.

Key facts

• 2,613 sq ft lot
• Listed 248 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#254 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.
• Estill County (rural): math 19% / reading 33% proficiency, ranked #146 of 165 in KY (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Irvine Elementary (math 20% / reading 31%, grade F, #477 of 676 statewide, top 71%, 468 students, 69% FRL); Estill County Middle School (math 17% / reading 34%, grade F, #181 of 217 statewide, top 84%, 446 students, 70% FRL); Estill County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 644 students, 61% FRL).
• Market conditions: 119 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Estill County population projected at -20% 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.77% ✓
• Cap rate: 34.35%
• Cash-on-cash: 100.22%
• DSCR: 5.46
• GRM: 2.2

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: —
• Equity multiple: 5.74×
• Total profit: $33,187
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 11.98×
• Total profit: $76,866
• Equity at exit: $2,162

Cash invested: $7,000 (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 40336

• Home prices YoY: -10.5%
• Active inventory: 119
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $585

Break-even live

Break-even rent $201

Max offer price $25,000

Occupancy floor 33%

Sensitivity live

Price	-10% $599	-5% $592	+0% $585	+5% $578	+10% $570
Rent	-10% $510	-5% $547	+0% $585	+5% $622	+10% $659
Rate	-1.0pp $597	-0.5pp $591	base $585	+0.5pp $578	+1.0pp $572

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $25,000 Active 248 DOM
2. 2026-06-19
   days on market $25,000 Active 246 DOM
3. 2026-06-18
   days on market $25,000 Active 245 DOM
4. 2026-06-17
   days on market $25,000 Active 244 DOM
5. 2026-06-16
   days on market $25,000 Active 243 DOM
6. 2026-06-15
   days on market $25,000 Active 242 DOM
7. 2026-06-14
   days on market $25,000 Active 240 DOM
8. 2026-06-13
   days on market $25,000 Active 239 DOM
9. 2026-06-10
   days on market $25,000 Active 237 DOM
10. 2026-06-09
    days on market $25,000 Active 236 DOM
11. 2026-06-08
    days on market $25,000 Active 235 DOM
12. 2026-06-07
    days on market $25,000 Active 234 DOM
13. 2026-06-05
    days on market $25,000 Active 231 DOM
14. 2026-06-02
    days on market $25,000 Active 229 DOM
15. 2026-06-01
    days on market $25,000 Active 228 DOM
16. 2026-05-31
    days on market $25,000 Active 227 DOM
17. 2026-05-30
    days on market $25,000 Active 226 DOM
18. 2026-04-16
    status Active 373-char remark

    Show marketing remark (373 chars)

    **Investment Opportunity** The house is in need of a complete overhaul, but with the right vision, it could be transformed into a beautiful and profitable property. Whether you're looking for a flip project or a long-term rental investment, the possibilities are endless. Great location and tons of potential—just waiting for the right buyer to bring it back to life.

19. 2026-04-16
    historical 373-char remark

    Show marketing remark (373 chars)

    **Investment Opportunity** The house is in need of a complete overhaul, but with the right vision, it could be transformed into a beautiful and profitable property. Whether you're looking for a flip project or a long-term rental investment, the possibilities are endless. Great location and tons of potential—just waiting for the right buyer to bring it back to life.

20. 2026-03-01
    price $25,000 373-char remark

    Show marketing remark (373 chars)

    **Investment Opportunity** The house is in need of a complete overhaul, but with the right vision, it could be transformed into a beautiful and profitable property. Whether you're looking for a flip project or a long-term rental investment, the possibilities are endless. Great location and tons of potential—just waiting for the right buyer to bring it back to life.

21. 2025-10-16
    listed $30,000 Active 373-char remark

    Show marketing remark (373 chars)

    **Investment Opportunity** The house is in need of a complete overhaul, but with the right vision, it could be transformed into a beautiful and profitable property. Whether you're looking for a flip project or a long-term rental investment, the possibilities are endless. Great location and tons of potential—just waiting for the right buyer to bring it back to life.

22. 2023-09-22
    soldstatus $20,000 Closed 547-char remark

    Show marketing remark (547 chars)

    Presenting an incredible opportunity to unlock the full potential of a charming 1,320 square foot home in the desirable city of Irvine, Kentucky. This diamond in the rough awaits the skilled touch of a discerning buyer ready to restore its former glory. With a little imagination and some tender loving care, this fixer-upper offers endless possibilities. Bring your vision and expertise to transform this house into the ideal home, where you can truly make your mark and enjoy the rewards of your efforts in the charming town of Irvine, Kentucky.

23. 2023-08-06
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Presenting an incredible opportunity to unlock the full potential of a charming 1,320 square foot home in the desirable city of Irvine, Kentucky. This diamond in the rough awaits the skilled touch of a discerning buyer ready to restore its former glory. With a little imagination and some tender loving care, this fixer-upper offers endless possibilities. Bring your vision and expertise to transform this house into the ideal home, where you can truly make your mark and enjoy the rewards of your efforts in the charming town of Irvine, Kentucky.

24. 2023-05-17
    listed $35,000 Active 547-char remark

    Show marketing remark (547 chars)

    Presenting an incredible opportunity to unlock the full potential of a charming 1,320 square foot home in the desirable city of Irvine, Kentucky. This diamond in the rough awaits the skilled touch of a discerning buyer ready to restore its former glory. With a little imagination and some tender loving care, this fixer-upper offers endless possibilities. Bring your vision and expertise to transform this house into the ideal home, where you can truly make your mark and enjoy the rewards of your efforts in the charming town of Irvine, Kentucky.

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $215 · $18/mo
• Expected delta: +$4/yr ($0/mo · 2.0%)

ⓘ 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 5/10 Major 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: $11,296
• − Mortgage interest: −$1,400
• − Property taxes: −$211
• − Insurance: −$125
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$727
• Taxable income: $7,025
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $5,329/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: Estill County
• NCES district ID: 2101760
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $29,324
• Composite: 20.86/100
• National rank: #8498
• State rank: #146 of 165 in KY

Livability — Irvine

• Score: 65/100
• State rank: #254
• US rank: #12740

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

• Census place: Irvine, KY
• Population (ZIP): 12,650

Population outlook (Estill County) Hauer SSP2

• Today (2025): 13,588 people
• By 2030: 13,086 · -3.7%
• By 2040: 12,012 · -11.6%
• By 2050: 10,928 · -19.6%
• By 2075: 8,646 · -36.4%
• By 2100: 6,689 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Estill

• 2024 margin: Solid R (+63.2) · D 17.7% · R 81.0% · Other 1.3%
• 2008→2024 swing: -23.1pp toward R · 2008: -40.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+57.3 2016: R+56.5 2012: R+46.2 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.66%
• Current HPI: 219.2756
• 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

-28.6% since first listed

7 events — show timeline

• 2026-04-16 Relisted — ImagineMLS
• 2026-04-16 Listing Removed — ImagineMLS
• 2026-03-01 Price Changed $25,000 ImagineMLS
• 2025-10-16 Listed $30,000 ImagineMLS
• 2023-09-22 Sold (MLS) $20,000 ImagineMLS
• 2023-08-06 Pending — ImagineMLS
• 2023-05-17 Listed $35,000 ImagineMLS

Property tax history

-4.0%/yr

Latest (2025): $211 · -0.3% YoY. Source: county tax records.