608 Jacksboro St · Ferguson, KY 42533

$139,900

2 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 220 Days on market

Built 1970 0.25 ac lot $97/sqft · 8% above area Est $164k · 15% 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 +18.8/30.0
• ARV discount +14.2/15.0
• DSCR +5.9/10.0
• Appreciation +5.8/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity, or a first time residence. This home has a nice sized mud/laundry area, the kitchen is well lit with 2 walls of windows, there is a eating area right off the kitchen. There are 2 spacious rooms that could make a nice living room/ office area. The primary bedroom is on the main level, with the bathroom en suite. There is an upper level that has 2 more bedrooms. A little TLC would go a long way at this property. There is a dirt walled cellar. The driveway is accessible from Nixon Street. There is not a driveway or parking on the Jacksboro St side.

Key facts

• Well lit kitchen
• Eating area
• Mud laundry area

Tags

• MUD LAUNDRY AREA
• WELL LIT KITCHEN
• EATING AREA
• LIVING ROOM OFFICE AREA
• PRIMARY BEDROOM
• BATHROOM EN SUITE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $140 ($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 $126k (10.2% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#203 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute 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.
• Market conditions: 3 active listings in the ZIP; 2 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 $3k of equity ($967 loan paydown + $2k appreciation (1.6% local appreciation)).
• At projected returns (1.6% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $164,171
• List price: $139,900
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Hyden Ln	0.54mi	3/1.0 (+1)	1,462 (+2%)	0mo	$150,000	$103	67

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

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.41×
• Total profit: $15,915
• Equity at exit: $52,467

10-year hold

• IRR: 11.2%
• Equity multiple: 2.46×
• Total profit: $57,010
• Equity at exit: $73,521

Cash invested: $39,172 (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 42533

• Home prices YoY: 1.0%
• Active inventory: 3
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $140

Break-even live

Break-even rent $1,079

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $219	-5% $180	+0% $140	+5% $101	+10% $61
Rent	-10% $41	-5% $91	+0% $140	+5% $190	+10% $239
Rate	-1.0pp $211	-0.5pp $176	base $140	+0.5pp $104	+1.0pp $67

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Beecher St Unit A Somerset, KY	2.0	1.0	1000	$1,200	$1.20	44d	1	1.36mi
207 Beecher St Unit 1 Somerset, KY	3.0	1.0	1500	$1,300	$0.87	44d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 220 DOM
2. 2026-06-18
   days on market $139,900 Active 218 DOM
3. 2026-06-17
   days on market $139,900 Active 217 DOM
4. 2026-06-16
   days on market $139,900 Active 216 DOM
5. 2026-06-15
   days on market $139,900 Active 215 DOM
6. 2026-06-13
   days on market $139,900 Active 213 DOM
7. 2026-06-12
   days on market $139,900 Active 212 DOM
8. 2026-06-09
   days on market $139,900 Active 209 DOM
9. 2026-06-08
   days on market $139,900 Active 208 DOM
10. 2026-06-07
    days on market $139,900 Active 207 DOM
11. 2026-06-07
    days on market $139,900 Active 206 DOM
12. 2026-06-04
    days on market $139,900 Active 203 DOM
13. 2026-06-02
    days on market $139,900 Active 202 DOM
14. 2026-06-01
    days on market $139,900 Active 201 DOM
15. 2026-05-31
    days on market $139,900 Active 200 DOM
16. 2026-05-31
    days on market $139,900 Active 199 DOM
17. 2025-11-11
    listed $139,900 Active 584-char remark

    Show marketing remark (584 chars)

    Investment opportunity, or a first time residence. This home has a nice sized mud/laundry area, the kitchen is well lit with 2 walls of windows, there is a eating area right off the kitchen. There are 2 spacious rooms that could make a nice living room/ office area. The primary bedroom is on the main level, with the bathroom en suite. There is an upper level that has 2 more bedrooms. A little TLC would go a long way at this property. There is a dirt walled cellar. The driveway is accessible from Nixon Street. There is not a driveway or parking on the Jacksboro St side.

18. 2022-08-01
    soldstatus $500,000
19. 2020-12-01
    soldstatus $40,000
20. 2006-11-10
    soldstatus $29,000

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$480/yr (+$40/mo · 66.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,074
• − Mortgage interest: −$7,837
• − Property taxes: −$723
• − Insurance: −$700
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,070
• Taxable loss: −$667
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $1,842/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 — Ferguson

• Score: 68/100
• State rank: #203
• US rank: #10046

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: Ferguson, KY
• City population: 897
• Population (ZIP): 897

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 8%

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: ▲ 1.64%
• Current HPI: 158.7757
• 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

+382.4% since first listed

4 events — show timeline

• 2025-11-11 Listed $139,900 ImagineMLS
• 2022-08-01 Sold (Public Records) $500,000 Public Records
• 2020-12-01 Sold (Public Records) $40,000 Public Records
• 2006-11-10 Sold (Public Records) $29,000 Public Records

Property tax history

+11.1%/yr

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