11935 Kentucky 192 · Somerset, KY 42501

$40,000

None bd · 1.0 ba · — sqft · SingleFamily public records · 6 Days on market

Built 1970 5.69 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Builders & Investors! Rare opportunity to purchase 5.69 acres with excellent development potential. Whether you're looking to create a small residential development, RV park, vacation rentals, or private retreat, this property offers plenty of room to bring your vision to life. A 2-bedroom home remains on the property but sustained tornado damage and will require significant repair or rebuilding. Property is selling as-is and priced to allow the next owner to maximize the land's potential.

Key facts

• Rv park
• 5.69 acres
• Private retreat

Tags

• 5.69 ACRES
• DEVELOPMENT POTENTIAL
• SMALL RESIDENTIAL DEVELOPMENT
• RV PARK
• VACATION RENTALS
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Cap rate -1.0% vs local median 3.1% in Somerset — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: schools D+, 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: 192 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $50k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.00% ✗
• Cap rate: -0.97%
• Cash-on-cash: -25.93%
• DSCR: -0.15
• GRM: 0.0

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: -75.5%
• Equity multiple: -0.96×
• Total profit: $-21,919
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: -2.48×
• Total profit: $-39,022
• Equity at exit: $3,458

Cash invested: $11,200 (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 42501

• Home prices YoY: -19.8%
• Active inventory: 192

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$210
• Tax from tax record: −$16 /mo · $187/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-242

Break-even live

Break-even rent $306

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-231	+0% $-242	+5% $-253	+10% $-265
Rent	-10% $-242	-5% $-242	+0% $-242	+5% $-242	+10% $-242
Rate	-1.0pp $-222	-0.5pp $-232	base $-242	+0.5pp $-252	+1.0pp $-263

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $40,000 Active 6 DOM
2. 2026-06-21
   days on market $40,000 Active 5 DOM
3. 2026-06-18
   days on market $40,000 Active 3 DOM
4. 2026-06-17
   days on market $40,000 Active 2 DOM
5. 2026-06-16
   days on marketlisting id $40,000 Active 1 DOM
6. 2026-06-09
   days on market $40,000 Active 90 DOM
7. 2026-06-09
   price $40,000 Active 89 DOM
8. 2026-06-08
   days on market $80,000 Active 89 DOM
9. 2026-06-07
   days on market $80,000 Active 88 DOM
10. 2026-06-07
    days on market $80,000 Active 87 DOM
11. 2026-06-04
    days on market $80,000 Active 84 DOM
12. 2026-06-02
    days on market $80,000 Active 83 DOM
13. 2026-06-01
    days on market $80,000 Active 82 DOM
14. 2026-05-31
    days on market $80,000 Active 81 DOM
15. 2026-05-31
    days on market $80,000 Active 80 DOM
16. 2026-04-12
    price $80,000 508-char remark

    Show marketing remark (508 chars)

    Attention Builders & Investors! Rare opportunity to purchase 5.69 acres with excellent development potential. Whether you're looking to create a small residential development, RV park, vacation rentals, or private retreat, this property offers plenty of room to bring your vision to life. A 2-bedroom home remains on the property but sustained tornado damage and will require significant repair or rebuilding. Property is selling as-is and priced to allow the next owner to maximize the land's potential.

17. 2026-03-11
    listed $90,000 Active 508-char remark

    Show marketing remark (508 chars)

    Attention Builders & Investors! Rare opportunity to purchase 5.69 acres with excellent development potential. Whether you're looking to create a small residential development, RV park, vacation rentals, or private retreat, this property offers plenty of room to bring your vision to life. A 2-bedroom home remains on the property but sustained tornado damage and will require significant repair or rebuilding. Property is selling as-is and priced to allow the next owner to maximize the land's potential.

18. 2026-03-09
    historical
19. 2026-01-15
    status Active
20. 2026-01-15
    price $90,000
21. 2025-12-31
    historical
22. 2025-12-15
    price $105,000
23. 2025-07-07
    price $115,000
24. 2025-06-04
    listed $125,000 Active
25. 2005-12-29
    soldstatus $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: $187 · $16/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: +$157/yr (+$13/mo · 83.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥101°F today · 21 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: $0
• − Mortgage interest: −$2,241
• − Property taxes: −$187
• − Insurance: −$200
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$1,164
• Taxable loss: −$3,792
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $-1,995/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 — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,441

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 1%

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: ▼ -70.04%
• Current HPI: 284.0445
• 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

+6.7% since first listed

10 events — show timeline

• 2026-04-12 Price Changed $80,000 ImagineMLS
• 2026-03-11 Listed $90,000 ImagineMLS
• 2026-03-09 Listing Removed — ImagineMLS
• 2026-01-15 Relisted — ImagineMLS
• 2026-01-15 Price Changed $90,000 ImagineMLS
• 2025-12-31 Listing Removed — ImagineMLS
• 2025-12-15 Price Changed $105,000 ImagineMLS
• 2025-07-07 Price Changed $115,000 ImagineMLS
• 2025-06-04 Listed $125,000 ImagineMLS
• 2005-12-29 Sold (Public Records) $75,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $187 · -11.6% YoY. Source: county tax records.