1331 Old Barbourville Rd · Corbin, KY 40701

$124,900

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 50 Days on market

Built 1978 1.57 ac lot

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Located just off New Corbin Bypass, this home offers 3 bedrooms and 1 full bathroom plus 1 half bathroom. Features include a sunroom and a rear yard that backs up to trees. The property also includes a large barn and a privacy-fenced area directly behind the house. Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by NewRez Home Loan Division prior to offer acceptance. For the free pre-qualification, contact Heidi Griffith at heidi. [email protected].

Key facts

• Backs up to trees
• Rear yard
• Sunroom

Tags

• SUNROOM
• REAR YARD
• BACKS UP TO TREES
• LARGE BARN
• PRIVACY-FENCED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (12.1% below list).
• Recommended offer: $110k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.3% in Corbin — 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 69/100 on livability (#179 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Knox County (town): math 24% / reading 38% proficiency, ranked #116 of 165 in KY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lynn Camp Elementary School (525 students, 89% FRL); Knox County Middle School (math 17% / reading 42%, grade F, #151 of 217 statewide, top 71%, 429 students, 81% FRL); Lynn Camp Middle High School (465 students, 85% FRL) — zoned schools average 85% FRL vs 68% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 331 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.8% local appreciation)).
• Knox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,749 (12.1% below 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.06×
• Total profit: $2,180
• Equity at exit: $48,082

10-year hold

• IRR: 5.4%
• Equity multiple: 1.72×
• Total profit: $25,282
• Equity at exit: $68,342

Cash invested: $34,972 (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 40701

• Home prices YoY: 0.6%
• Active inventory: 331
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-84

Break-even live

Break-even rent $1,204

Max offer price $110,081

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-49	+0% $-84	+5% $-119	+10% $-155
Rent	-10% $-171	-5% $-127	+0% $-84	+5% $-41	+10% $3
Rate	-1.0pp $-21	-0.5pp $-52	base $-84	+0.5pp $-116	+1.0pp $-149

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-03-28
   status Pending
2. 2026-02-06
   listed $124,900 Active
3. 2025-08-22
   status Pending
4. 2025-08-22
   historical Contingent
5. 2025-08-22
   historical
6. 2025-08-12
   listed $99,000 Active
7. 2024-07-31
   historical
8. 2024-07-03
   price $199,900
9. 2024-06-03
   price $208,000
10. 2024-05-31
    price $205,000
11. 2024-05-24
    price $200,000
12. 2024-02-14
    price $205,000
13. 2024-01-24
    price $210,000
14. 2024-01-18
    listed $229,000 Active
15. 2022-11-18
    soldstatus $200,000 Closed
16. 2022-11-18
    soldstatus $200,000
17. 2022-09-25
    historical Contingent
18. 2022-09-15
    price $209,000
19. 2022-07-18
    listed $215,000 Active
20. 2022-07-18
    listed $215,000 Active
21. 2022-07-18
    historical
22. 2022-06-16
    historical
23. 2022-01-11
    price $215,000
24. 2021-12-09
    listed $269,000 Active
25. 1995-07-01
    soldstatus $35,000

ⓘ 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: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,170
• − Mortgage interest: −$6,996
• − Property taxes: −$2,129
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,633
• Taxable loss: −$3,118
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $-258/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: Knox County
• NCES district ID: 2103150
• Math proficiency: 24% ▼ -20.00%
• Reading proficiency: 38% ▼ -19.00%
• Median HH income: $24,965
• Composite: 24.59/100
• National rank: #7636
• State rank: #116 of 165 in KY

Livability — Corbin

• Score: 69/100
• State rank: #179
• US rank: #8891

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

• Population (ZIP): 29,767

Population outlook (Knox County) Hauer SSP2

• Today (2025): 30,741 people
• By 2030: 29,887 · -2.8%
• By 2040: 27,940 · -9.1%
• By 2050: 25,826 · -16.0%
• By 2075: 20,895 · -32.0%
• By 2100: 16,238 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+71.1) · D 13.8% · R 85.0% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -44.6pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+67.0 2016: R+67.7 2012: R+53.9 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.82%
• Current HPI: 294.7961
• 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

+256.9% since first listed

25 events — show timeline

• 2026-03-28 Pending — ImagineMLS
• 2026-02-06 Listed $124,900 ImagineMLS
• 2025-08-22 Pending — ImagineMLS
• 2025-08-22 Contingent — ImagineMLS
• 2025-08-22 Listing Removed — ImagineMLS
• 2025-08-12 Listed $99,000 ImagineMLS
• 2024-07-31 Listing Removed — ImagineMLS
• 2024-07-03 Price Changed $199,900 ImagineMLS
• 2024-06-03 Price Changed $208,000 ImagineMLS
• 2024-05-31 Price Changed $205,000 ImagineMLS
• 2024-05-24 Price Changed $200,000 ImagineMLS
• 2024-02-14 Price Changed $205,000 ImagineMLS
• 2024-01-24 Price Changed $210,000 ImagineMLS
• 2024-01-18 Listed $229,000 ImagineMLS
• 2022-11-18 Sold (Public Records) $200,000 Public Records
• 2022-11-18 Sold (MLS) $200,000 ImagineMLS
• 2022-09-25 Contingent — ImagineMLS
• 2022-09-15 Price Changed $209,000 ImagineMLS
• 2022-07-18 Listing Removed — ImagineMLS
• 2022-07-18 Listed $215,000 ImagineMLS
• 2022-07-18 Listed $215,000 ImagineMLS
• 2022-06-16 Listing Removed — ImagineMLS
• 2022-01-11 Price Changed $215,000 ImagineMLS
• 2021-12-09 Listed $269,000 ImagineMLS
• 1995-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

+28.4%/yr

Latest (2025): $2,129 · +1.7% YoY. Source: county tax records.