8105 Barbourville Rd · London, KY 40744

$109,000

4 bd · 2.0 ba · 1,308 sqft · SingleFamily · 55 Days on market

Built 1963 Average condition 0.33 ac lot $83/sqft · 39% below area Est $178k · 39% under

---

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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

Key facts

• Spacious yard
• Desirable location
• Brick ranch

Tags

• BRICK RANCH
• SPACIOUS YARD
• FULL UNFINISHED BASEMENT
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $109k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.2% in London — 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 68/100 on livability (#202 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D+, employment D+, amenities F.
• Laurel County (town): math 51% / reading 56% proficiency, ranked #8 of 165 in KY (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 175 active listings in the ZIP; 16 units permitted in Laurel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $177,763
• List price: $109,000
• Delta: -38.68%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Mullins Rd	0.22mi	3/2.0 (-1)	1,137 (-13%)	19mo	$185,437	$163	47
89 Mullins Rd	0.24mi	3/2.0 (-1)	1,137 (-13%)	20mo	$169,900	$149	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-6,273
• Equity at exit: $16,252

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $9,254
• Equity at exit: $9,424

Cash invested: $30,520 (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 40744

• Home prices YoY: -13.0%
• Active inventory: 175
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $179

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $254	-5% $216	+0% $179	+5% $141	+10% $103
Rent	-10% $85	-5% $132	+0% $179	+5% $225	+10% $272
Rate	-1.0pp $233	-0.5pp $206	base $179	+0.5pp $150	+1.0pp $122

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-13
   status Pending 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

2. 2026-05-02
   price $109,000 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

3. 2026-05-01
   status Active 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

4. 2026-04-27
   status Pending 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

5. 2026-04-23
   status Active 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

6. 2026-04-23
   price $122,000 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

7. 2026-04-15
   historical Contingent 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

8. 2026-04-04
   status Active 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

9. 2026-03-26
   historical Contingent 837-char remark

   Show marketing remark (837 chars)

   INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

10. 2026-03-14
    listed $139,000 Active 837-char remark

    Show marketing remark (837 chars)

    INVESTORS AND HOME BUYERS looking for a four-bedroom, two-bath home, this older full brick located in a nice area of Laurel County within the North Laurel School District could be it. This property offers the perfect blend of comfort, space, and opportunity. Situated on a beautiful lot with a spacious yard, the home provides plenty of room for outdoor living, gardening, or entertaining. A full unfinished basement adds valuable extra space and endless opportunities. This home offers the perfect opportunity to add your own updates and personal touches to truly make it your own. With solid brick construction and a desirable location, this property is ideal for homeowners or investors looking for potential. Don't miss your chance to make this versatile property your own.... schedule your showing today! BEING SOLD AS IS, WHERE IS.

11. 2022-06-07
    historical
12. 2022-04-28
    listed $99,999 Active

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $14,154
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,171
• Taxable income: $433
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,039/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 · 12 photos

Average 55/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Updates to the kitchen, bathrooms, roof, exterior, and landscaping will significantly enhance its appeal to buyers.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need updating
• Minor bathroom fixtures — existing fixtures need updating
• Minor roof shingles — existing shingles need inspection
• Minor exterior siding — existing siding needs touch-up
• Minor interior paint — existing paint needs touch-up
• Minor windows — existing windows need cleaning

Value-add opportunities

• Resale kitchen appliances — new appliances will attract buyers
• Resale bathroom fixtures — new fixtures will attract buyers
• Resale roof shingles — new shingles will improve curb appeal
• Resale exterior siding — new siding will improve curb appeal
• Resale interior paint — new paint will improve interior appearance
• Resale windows — new windows will improve energy efficiency and curb appeal
• Both landscaping — new landscaping will improve curb appeal and attract buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need updating	Minor	$500–3,000
bathroom fixtures · existing fixtures need updating	Minor	$500–3,000
roof shingles · existing shingles need inspection	Minor	$500–3,000
exterior siding · existing siding needs touch-up	Minor	$500–3,000
interior paint · existing paint needs touch-up	Minor	$500–3,000
windows · existing windows need cleaning	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale kitchen appliances — new appliances will attract buyers ↑
• Resale bathroom fixtures — new fixtures will attract buyers ↑
• Resale roof shingles — new shingles will improve curb appeal ↑
• Resale exterior siding — new siding will improve curb appeal ↑
• Resale interior paint — new paint will improve interior appearance ↑
• Resale windows — new windows will improve energy efficiency and curb appeal ↑
• Both landscaping — new landscaping will improve curb appeal and attract buyers ↑

ⓘ 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: Laurel County
• NCES district ID: 2103210
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $36,577
• Composite: 44.39/100
• National rank: #2814
• State rank: #8 of 165 in KY

Livability — London

• Score: 68/100
• State rank: #202
• US rank: #10028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,104

Population outlook (Laurel County) Hauer SSP2

• Today (2025): 62,602 people
• By 2030: 63,310 · +1.1%
• By 2040: 63,706 · +1.8%
• By 2050: 62,705 · +0.2%
• By 2075: 58,574 · -6.4%
• By 2100: 50,888 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 2% Serbian 1% Romanian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Chinese 1% Spanish 0%

Political lean MEDSL · Laurel

• 2024 margin: Solid R (+69.9) · D 14.5% · R 84.3% · Other 1.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -58.0pp · 2024: -69.9pp
• All cycles: 2024: R+69.9 2020: R+66.7 2016: R+69.1 2012: R+63.6 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.52%
• Current HPI: 270.3876
• 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

+9.0% since first listed

12 events — show timeline

• 2026-05-13 Pending — ImagineMLS
• 2026-05-02 Price Changed $109,000 ImagineMLS
• 2026-05-01 Relisted — ImagineMLS
• 2026-04-27 Pending — ImagineMLS
• 2026-04-23 Relisted — ImagineMLS
• 2026-04-23 Price Changed $122,000 ImagineMLS
• 2026-04-15 Contingent — ImagineMLS
• 2026-04-04 Relisted — ImagineMLS
• 2026-03-26 Contingent — ImagineMLS
• 2026-03-14 Listed $139,000 ImagineMLS
• 2022-06-07 Listing Removed — ImagineMLS
• 2022-04-28 Listed $99,999 ImagineMLS