108 N Robinson St · Earlington, KY 42410

$35,000

3 bd · 1.0 ba · 1,321 sqft · SingleFamily public records · 251 Days on market

0.39 ac lot

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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 +5.9/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CAPTURE ALL THE CHARACTER AND CHARM WITH THIS VERY WELL MAINTAINED HOME - 12 FT TALL CEILINGS - HARDWOOD UNDER CARPET PER SELLER - HEAT AND AIR APX 3 YEARS OLD - HOT WATER HEATER APX 5 YEARS OLD - LARGE ROOMS - FIREPLACE - GLASSED IN PORCH - THIS IS A MUST SEE

Key facts

• 0.39 acre lot
• Garage
• Listed 251 days

Property features AI

Finance

• Other: Directions: Head North on US-41 through Earlington, turn right onto N Robinson St, home is on the right.

Exterior

• Parking: Gravel driveway; Detached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick and vinyl siding exterior; Composition roof
• Exterior features: 50 x 100 lot (approximately 0.39 acres); Driveway located behind the home (per directions)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Two fireplaces; Gas water heater
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#175 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• Hopkins County (town): math 27% / reading 43% proficiency, ranked #65 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 122 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $889 of equity ($242 loan paydown + $647 appreciation (1.9% local appreciation)).
• Hopkins County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 3.04% ✓
• Cap rate: 27.50%
• Cash-on-cash: 75.73%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $95,112
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 N Robinson St	0.00mi	3/1.0	1,321 (0%)	1mo	$25,000	$19	99
212 S Atkinson Ave	0.43mi	3/2.0	1,352 (+2%)	6mo	$195,500	$145	67
107 Westside Ave	0.17mi	3/1.0	1,462 (+11%)	18mo	$110,000	$75	59
410 S Lee Trover Todd Jr Hwy	0.38mi	2/1.0 (-1)	1,172 (-11%)	1mo	$13,000	$11	58
106 Oakwood Ave	0.48mi	2/1.0 (-1)	1,216 (-8%)	11mo	$87,500	$72	50
408 W Boyle Ave	0.58mi	3/1.0	1,164 (-12%)	5mo	$80,000	$69	49

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

Projected returns pro-forma

1.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.3%
• Equity multiple: 4.81×
• Total profit: $37,336
• Equity at exit: $13,519

10-year hold

• IRR: 71.7%
• Equity multiple: 9.82×
• Total profit: $86,426
• Equity at exit: $19,251

Cash invested: $9,800 (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 42410

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $552

Break-even live

Break-even rent $366

Max offer price $35,000

Occupancy floor 43%

Sensitivity live

Price	-10% $572	-5% $562	+0% $552	+5% $542	+10% $532
Rent	-10% $468	-5% $510	+0% $552	+5% $594	+10% $636
Rate	-1.0pp $570	-0.5pp $561	base $552	+0.5pp $543	+1.0pp $534

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-04-08
   price $35,000
3. 2026-02-01
   price $38,000
4. 2025-11-10
   price $40,000
5. 2025-09-22
   price $45,000
6. 2025-09-04
   listed $50,000 Active
7. 2014-08-20
   soldstatus $30,000 262-char remark

   Show marketing remark (262 chars)

   CAPTURE ALL THE CHARACTER AND CHARM WITH THIS VERY WELL MAINTAINED HOME - 12 FT TALL CEILINGS - HARDWOOD UNDER CARPET PER SELLER - HEAT AND AIR APX 3 YEARS OLD - HOT WATER HEATER APX 5 YEARS OLD - LARGE ROOMS - FIREPLACE - GLASSED IN PORCH - THIS IS A MUST SEE

8. 2014-05-12
   listed $34,999 262-char remark

   Show marketing remark (262 chars)

   CAPTURE ALL THE CHARACTER AND CHARM WITH THIS VERY WELL MAINTAINED HOME - 12 FT TALL CEILINGS - HARDWOOD UNDER CARPET PER SELLER - HEAT AND AIR APX 3 YEARS OLD - HOT WATER HEATER APX 5 YEARS OLD - LARGE ROOMS - FIREPLACE - GLASSED IN PORCH - THIS IS A MUST SEE

9. 1990-03-01
   soldstatus $17,500
10. 1989-10-01
    soldstatus $15,000

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $301 · $25/mo
• Expected delta: +$3/yr ($0/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,782
• − Mortgage interest: −$1,961
• − Property taxes: −$298
• − Insurance: −$972
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,018
• Taxable income: $6,487
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $5,068/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: Hopkins County
• NCES district ID: 2102860
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $42,436
• Composite: 29.56/100
• National rank: #6488
• State rank: #65 of 165 in KY

Livability — Earlington

• Score: 69/100
• State rank: #175
• US rank: #8758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Earlington, KY
• City population: 1,113
• Population (ZIP): 1,113

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 45,164 people
• By 2030: 44,083 · -2.4%
• By 2040: 41,650 · -7.8%
• By 2050: 39,303 · -13.0%
• By 2075: 34,567 · -23.5%
• By 2100: 29,476 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 24% Asian 2% Two or more races 2%
• Common ancestry: Italian 7% Slovak 2% Serbian 1%
• Foreign-born: 2%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+50.9) · D 23.9% · R 74.8% · Other 1.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -24.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+48.0 2016: R+54.0 2012: R+39.9 2008: R+24.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.85%
• Current HPI: 87.8854
• 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

+133.3% since first listed

10 events — show timeline

• 2026-05-13 Pending — MHCBOR
• 2026-04-08 Price Changed $35,000 MHCBOR
• 2026-02-01 Price Changed $38,000 MHCBOR
• 2025-11-10 Price Changed $40,000 MHCBOR
• 2025-09-22 Price Changed $45,000 MHCBOR
• 2025-09-04 Listed $50,000 MHCBOR
• 2014-08-20 Sold (MLS) $30,000 MHCBOR
• 2014-05-12 Listed $34,999 MHCBOR
• 1990-03-01 Sold (Public Records) $17,500 Public Records
• 1989-10-01 Sold (Public Records) $15,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $298 · -0.1% YoY. Source: county tax records.