144 Perry St · Pikeville, KY 41501

$130,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 50 Days on market

Built 1946 9,583 sqft lot $114/sqft · at area comps Est $184k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Schools +5.4/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! Excellent multi-family unit OR single family home in downtown Pikeville. This property has many updates on main level including updated kitchen and bathroom with spacious two bedrooms (with a bonus space). Large living room with oversized windows showcasing beautiful city views. Back breezeway great place for entertaining.

Key facts

• Large living room
• Oversized windows
• Guest suite

Tags

• LARGE LIVING ROOM
• OVERSIZED WINDOWS
• FINISHED LOWER LEVEL
• GUEST SUITE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick construction; Metal roof
• Exterior features: Covered patio

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Oven
• Bedrooms: 6 total rooms
• Flooring: Carpet; Laminate; Tile
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $22 ($261/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 $100k (22.8% below list).
• Recommended offer: $100k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.7% in Pikeville — 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 71/100 on livability (#139 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: amenities F, commute F, employment D-.
• Pikeville Independent (rural): math 67% / reading 63% proficiency, ranked #3 of 165 in KY (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pikeville Elementary School (math 69% / reading 65%, grade B+, #13 of 676 statewide, top 2%, 652 students, 37% FRL); Pikeville High School (math 64% / reading 59%, grade B-, #3 of 254 statewide, top 1%, 514 students, 31% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 129 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $87k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,412 (22.8% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $183,770
• List price: $130,000
• Delta: -29.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Central Ave	0.24mi	2/2.0	1,152 (+1%)	22mo	$150,000	$130	66
447 Hambley Blvd	0.18mi	2/1.0	1,230 (+8%)	19mo	$186,268	$151	63
111 Eighth St	0.45mi	2/2.0	1,210 (+6%)	6mo	$125,000	$103	60
144 W Keyser Heights Dr	0.59mi	3/1.0 (+1)	1,104 (-4%)	18mo	$167,500	$152	47
155 W Keyser Hts	0.58mi	3/2.0 (+1)	1,010 (-12%)	14mo	$193,000	$191	33
129 East Keyser Hts	0.58mi	3/1.5 (+1)	994 (-13%)	19mo	$110,000	$111	28

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-19,743
• Equity at exit: $19,383

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-15,663
• Equity at exit: $11,240

Cash invested: $36,400 (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 41501

• Home prices YoY: -5.2%
• Active inventory: 129
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $22

Break-even live

Break-even rent $977

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $95	-5% $59	+0% $22	+5% $-15	+10% $-52
Rent	-10% $-58	-5% $-18	+0% $22	+5% $61	+10% $101
Rate	-1.0pp $87	-0.5pp $55	base $22	+0.5pp $-12	+1.0pp $-46

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $130,000 Active 50 DOM
2. 2026-06-18
   remarks 265-char remark
3. 2026-06-18
   days on market $130,000 Active 48 DOM
4. 2026-06-17
   days on market $130,000 Active 47 DOM
5. 2026-06-16
   days on market $130,000 Active 46 DOM
6. 2026-06-15
   days on market $130,000 Active 45 DOM
7. 2026-06-13
   days on market $130,000 Active 43 DOM
8. 2026-06-12
   days on market $130,000 Active 42 DOM
9. 2026-06-09
   days on market $130,000 Active 39 DOM
10. 2026-06-08
    days on market $130,000 Active 38 DOM
11. 2026-06-07
    days on market $130,000 Active 37 DOM
12. 2026-06-07
    days on market $130,000 Active 36 DOM
13. 2026-06-04
    days on market $130,000 Active 33 DOM
14. 2026-06-02
    days on market $130,000 Active 32 DOM
15. 2026-06-01
    days on market $130,000 Active 31 DOM
16. 2026-05-31
    days on market $130,000 Active 30 DOM
17. 2026-05-31
    days on market $130,000 Active 29 DOM
18. 2026-05-01
    listed $130,000 Active 250-char remark
19. 2022-04-01
    soldstatus $87,000
20. 2022-03-30
    soldstatus $87,000 348-char remark

    Show marketing remark (348 chars)

    INVESTMENT OPPORTUNITY! Excellent multi-family unit OR single family home in downtown Pikeville. This property has many updates on main level including updated kitchen and bathroom with spacious two bedrooms (with a bonus space). Large living room with oversized windows showcasing beautiful city views. Back breezeway great place for entertaining.

21. 2021-11-18
    listed $115,000 348-char remark

    Show marketing remark (348 chars)

    INVESTMENT OPPORTUNITY! Excellent multi-family unit OR single family home in downtown Pikeville. This property has many updates on main level including updated kitchen and bathroom with spacious two bedrooms (with a bonus space). Large living room with oversized windows showcasing beautiful city views. Back breezeway great place for entertaining.

22. 2018-06-06
    soldstatus $80,000
23. 2018-05-28
    soldstatus $80,000

    Show marketing remark (458 chars)

    Great investment property or first time home buyer! Located close to UPike, shopping and downtown Pikeville! Updated 2 bedroom 1 bath home with finished below grade. Home features large windows overlooking Pikeville, covered back patio with outdoor fireplace/BBQ. Recent updates/upgrades include new heating/ cooling, new metal roof, new double pane windows, new bathrooms, updates in the kitchen areas, tile flooring, laminate flooring and more. A must see!

24. 2018-03-26
    listed $89,000

    Show marketing remark (458 chars)

    Great investment property or first time home buyer! Located close to UPike, shopping and downtown Pikeville! Updated 2 bedroom 1 bath home with finished below grade. Home features large windows overlooking Pikeville, covered back patio with outdoor fireplace/BBQ. Recent updates/upgrades include new heating/ cooling, new metal roof, new double pane windows, new bathrooms, updates in the kitchen areas, tile flooring, laminate flooring and more. A must see!

25. 2009-05-28
    soldstatus $76,000
26. 2005-05-01
    soldstatus $68,000

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$691/yr (+$58/mo · 161.7%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,049
• − Mortgage interest: −$7,282
• − Property taxes: −$427
• − Insurance: −$650
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$3,782
• Taxable loss: −$2,019
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $746/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: Pikeville Independent
• NCES district ID: 2104830
• Math proficiency: 67% ▼ -1.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $33,735
• Composite: 53.69/100
• National rank: #1426
• State rank: #3 of 165 in KY

Livability — Pikeville

• Score: 71/100
• State rank: #139
• US rank: #6715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pikeville, KY
• Population (ZIP): 23,272

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.56%
• Current HPI: 193.2408
• 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

+91.2% since first listed

9 events — show timeline

• 2026-05-01 Listed $130,000 EKAR
• 2022-04-01 Sold (Public Records) $87,000 Public Records
• 2022-03-30 Sold (MLS) $87,000 EKAR
• 2021-11-18 Listed $115,000 EKAR
• 2018-06-06 Sold (Public Records) $80,000 Public Records
• 2018-05-28 Sold (MLS) $80,000 EKAR
• 2018-03-26 Listed $89,000 EKAR
• 2009-05-28 Sold (Public Records) $76,000 Public Records
• 2005-05-01 Sold (Public Records) $68,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $427 · -0.8% YoY. Source: county tax records.