138 Coppock St · Campbellsville, KY 42718

$99,900

2 bd · 1.0 ba · 942 sqft · Other · 6 Days on market

Built 1950 8,276 sqft lot $106/sqft · 43% below area Est $175k · 43% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A cute 2 bedroom 1 bath with updated kitchen and bathrooms. Move in ready. All electric central heat and air. A new roof was added in 2018 and under a 10 year warranty. Year built is approx.

Key facts

• Quiet street
• Spacious yard
• Near restaurants

Tags

• QUIET STREET
• SPACIOUS YARD
• LOCAL SCHOOLS
• NEAR PARKS
• NEAR RESTAURANTS
• DOWNTOWN CAMPBELLSVILLE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch; Patio/porch; 0.19-acre lot

Interior

• Kitchen: Refrigerator; Electric range
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Covered porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.0% vs local median 3.7% in Campbellsville — 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 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Campbellsville Independent (town): math 16% / reading 32% proficiency, ranked #152 of 165 in KY (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Campbellsville Elementary School (math 16% / reading 27%, grade F, #556 of 676 statewide, top 83%, 638 students, 73% FRL); Campbellsville Middle School (math 15% / reading 37%, grade F, #178 of 217 statewide, top 83%, 311 students, 71% FRL); Campbellsville High School (math 34% / reading 44%, grade F, #40 of 254 statewide, top 19%, 329 students, 63% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Taylor County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $175,000
• List price: $99,900
• Delta: -42.91%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-7,312
• Equity at exit: $14,895

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $5,106
• Equity at exit: $8,638

Cash invested: $27,972 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $139

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 82%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Druin St Campbellsville, KY	3.0	1.0	900	$1,050	$1.17	1d	1	0.99mi

Listing history 5 events

1. 2026-05-13
   listed $99,900 Active 872-char remark
2. 2024-02-05
   soldstatus $83,400 Closed 190-char remark

   Show marketing remark (190 chars)

   A cute 2 bedroom 1 bath with updated kitchen and bathrooms. Move in ready. All electric central heat and air. A new roof was added in 2018 and under a 10 year warranty. Year built is approx.

3. 2023-11-27
   status Pending 190-char remark

   Show marketing remark (190 chars)

   A cute 2 bedroom 1 bath with updated kitchen and bathrooms. Move in ready. All electric central heat and air. A new roof was added in 2018 and under a 10 year warranty. Year built is approx.

4. 2023-11-19
   listed $79,900 Active 190-char remark

   Show marketing remark (190 chars)

   A cute 2 bedroom 1 bath with updated kitchen and bathrooms. Move in ready. All electric central heat and air. A new roof was added in 2018 and under a 10 year warranty. Year built is approx.

5. 2014-04-28
   soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,600
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,906
• Taxable income: $84
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $1,649/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: Campbellsville Independent
• NCES district ID: 2100930
• Math proficiency: 16% ▼ -28.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $25,520
• Composite: 18.83/100
• National rank: #8864
• State rank: #152 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsville, KY
• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

+188.8% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $115,500 HKARMLS
• 2026-05-19 Pending — HKARMLS
• 2026-05-13 Listed $99,900 HKARMLS
• 2024-02-05 Sold (MLS) $83,400 HKARMLS
• 2023-11-27 Pending — HKARMLS
• 2023-11-19 Listed $79,900 HKARMLS
• 2014-04-28 Sold (Public Records) $40,000 Public Records

Property tax history

-14.5%/yr

Latest (2025): $12 · -2.0% YoY. Source: county tax records.