90 Emily Dr · Pineville, KY 40813

$650,000

24 bd · 15.6 ba · 11,700 sqft · MultiFamily · 236 Days on market

Built 1992 Average condition

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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
• Appreciation +7.2/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 12 units. estimate disagrees with records

Listing remarks MLS

Investor Special!!!! 12 Unit Apartment Building for $650000.00. We have invested $100,000 in improvements to bring this apartment complex up to date. It has a new metal roof on all three buildings. Tile floors have been installed in 5 units, three new AC units, and OTR Mirowaves in 8 units. A 12 X 32 storage shed has been installed for extra storage for appliances and a tool shop. Average rent is $700. Rent rolls are available upon request, and all reasonable offers will be entertained.

Key facts

• New metal roof
• Otr microwaves
• Tile floors

Tags

• NEW METAL ROOF
• TILE FLOORS
• NEW AC UNITS
• OTR MICROWAVES
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 12 × 2-bed/1.3-bath units multifamily listed at $650k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $308/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $650k).
• Recommended offer: $572k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#195 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A-; Watch: schools D-, amenities F, commute F.
• Bell County (rural): math 27% / reading 40% proficiency, ranked #91 of 165 in KY (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 44 units permitted in Bell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($4k loan paydown + $28k appreciation (4.3% local appreciation)).
• Bell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $182k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $572,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.99×
• Total profit: $361,360
• Equity at exit: $342,938

10-year hold

• IRR: 32.0%
• Equity multiple: 5.95×
• Total profit: $901,585
• Equity at exit: $571,851

Cash invested: $182,000 (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 40813

• Home prices YoY: 4.2%
• Active inventory: 7
• Price-to-rent: 62.7×

Monthly cashflow live

• Estimated rent: $10,362 medium
• Mortgage (P&I): −$3,409
• Tax est. 1.5%: −$812 /mo · $9,750/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,176
• Net cashflow: $3,694

Break-even live

Break-even rent $5,686

Max offer price $650,000

Occupancy floor 59%

Sensitivity live

Price	-10% $4,143	-5% $3,919	+0% $3,694	+5% $3,469	+10% $3,245
Rent	-10% $2,875	-5% $3,285	+0% $3,694	+5% $4,103	+10% $4,513
Rate	-1.0pp $4,021	-0.5pp $3,859	base $3,694	+0.5pp $3,526	+1.0pp $3,354

12-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 12× units	2	1.3	$10,368
Total (12 units)			$10,362

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $650,000 Active 236 DOM
2. 2026-06-17
   days on market $650,000 Active 235 DOM
3. 2026-06-16
   days on market $650,000 Active 234 DOM
4. 2026-06-15
   days on market $650,000 Active 233 DOM
5. 2026-06-13
   days on market $650,000 Active 231 DOM
6. 2026-06-12
   days on market $650,000 Active 230 DOM
7. 2026-06-09
   days on market $650,000 Active 227 DOM
8. 2026-06-08
   days on market $650,000 Active 226 DOM
9. 2026-06-07
   days on market $650,000 Active 225 DOM
10. 2026-06-07
    days on market $650,000 Active 224 DOM
11. 2026-06-04
    days on market $650,000 Active 221 DOM
12. 2026-06-02
    days on market $650,000 Active 220 DOM
13. 2026-06-01
    days on market $650,000 Active 219 DOM
14. 2026-05-31
    days on market $650,000 Active 218 DOM
15. 2026-05-31
    days on market $650,000 Active 217 DOM
16. 2025-10-25
    listed $650,000 Active 491-char remark

    Show marketing remark (491 chars)

    Investor Special!!!! 12 Unit Apartment Building for $650000.00. We have invested $100,000 in improvements to bring this apartment complex up to date. It has a new metal roof on all three buildings. Tile floors have been installed in 5 units, three new AC units, and OTR Mirowaves in 8 units. A 12 X 32 storage shed has been installed for extra storage for appliances and a tool shop. Average rent is $700. Rent rolls are available upon request, and all reasonable offers will be entertained.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $124,344
• − Mortgage interest: −$36,410
• − Property taxes: −$9,750
• − Insurance: −$3,250
• − Repairs & maintenance: −$9,948
• − Management: −$9,948
• − Depreciation: −$18,909
• Taxable income: $36,130
• Est. tax owed @ 24.0%: −$8,671
• After-tax cash flow: $35,657/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This 12-unit apartment complex has a good metal roof and some interior improvements, but needs exterior siding repairs and landscaping maintenance to enhance its curb appeal and value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint interior walls/paint — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value
• Both Replace exterior siding — New siding improves appearance and could increase property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Landscaping · Overgrown and unkempt	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls/paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both Replace exterior siding — New siding improves appearance and could increase property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bell County
• NCES district ID: 2100390
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $27,032
• Composite: 26.86/100
• National rank: #7102
• State rank: #91 of 165 in KY

Livability — Pineville

• Score: 68/100
• State rank: #195
• US rank: #9690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 321

Population outlook (Bell County) Hauer SSP2

• Today (2025): 24,501 people
• By 2030: 22,923 · -6.4%
• By 2040: 19,860 · -18.9%
• By 2050: 17,161 · -30.0%
• By 2075: 12,070 · -50.7%
• By 2100: 8,525 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 19%

Political lean MEDSL · Bell

• 2024 margin: Solid R (+68.7) · D 15.2% · R 83.9%
• 2008→2024 swing: -28.1pp toward R · 2008: -40.6pp · 2024: -68.7pp
• All cycles: 2024: R+68.7 2020: R+63.2 2016: R+62.2 2012: R+51.7 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.35%
• Current HPI: 106.9899
• 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

• 2025-10-25 Listed $650,000 ForSaleByOwner.com