12 Hilltop Dr · Science Hill, KY 42553

$189,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 21 Days on market

Built 1975 0.60 ac lot $151/sqft · 22% below area Est $245k · 22% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• Cash flow +5.1/30.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom, 1.5-bath brick home offering 1,260 sq ft of comfortable living space! Situated on a spacious 0.6-acre lot, this property features new laminate flooring throughout and a functional layout perfect for everyday living. Built in 1975, the home includes an attached 1-car garage as well as a detached 1-car garage/shop—ideal for extra storage, hobbies, or workspace. Enjoy the peaceful setting of a quiet neighborhood with mature shade trees in the front and side yard. A large chain-link fenced area provides a safe and secure space for children or pets to play. This property is a great opportunity for first-time homebuyers, those looking to downsize, or

Key facts

• Functional layout
• Mature shade trees
• Detached garage

Tags

• NEW LAMINATE FLOORING
• FUNCTIONAL LAYOUT
• DETACHED GARAGE
• MATURE SHADE TREES
• CHAIN-LINK FENCED AREA

Property features AI

Finance

• Other: Parcel number 047-7-0-23

Exterior

• Parking: Attached garage; Detached garage; Driveway; Garage faces front
• Utilities: Public water; Septic tank sewer; Cable available; Electricity connected; Water connected
• Home design: House; Single-story
• Construction: Brick veneer exterior; Metal roof; Block foundation
• Exterior features: Shed(s); Chain link fencing; Few trees; Views of trees/woods and neighborhood

Interior

• Kitchen: Refrigerator; Range; Vented exhaust fan
• Bedrooms: 2 total rooms (includes all living spaces and bedrooms)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Breakfast bar; Storm windows, window treatments, blinds and screens
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (42.0% below list).
• Recommended offer: $110k (42.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#300 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Pulaski County High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 1,209 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.2% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,124 (42.0% 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. Built in 1975 — 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. 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?
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: 0.58% ✗
• Cap rate: 3.50%
• Cash-on-cash: -9.98%
• DSCR: 0.56
• GRM: 14.4

CMA / ARV

• ARV (median comp): $244,901
• List price: $189,900
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Hilltop Dr	0.00mi	3/1.5	1,260 (0%)	0mo	$175,500	$139	98
44 Orchard Ct	0.20mi	4/2.0 (+1)	1,215 (-4%)	7mo	$236,000	$194	70
265 Raleigh Rd	0.22mi	3/2.5	1,416 (+12%)	1mo	$282,500	$200	62

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

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.34×
• Total profit: $17,983
• Equity at exit: $110,138

10-year hold

• IRR: 7.6%
• Equity multiple: 2.46×
• Total profit: $77,709
• Equity at exit: $192,204

Cash invested: $53,172 (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 42553

• Home prices YoY: 1.7%
• Active inventory: 30
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-442

Break-even live

Break-even rent $1,661

Max offer price $125,887

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending 822-char remark
2. 2026-04-22
   listed $189,900 Active 822-char remark
3. 2007-03-19
   soldstatus $74,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,215
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$5,524
• Taxable loss: −$8,859
• Est. tax savings @ 24.0%: +$2,126
• After-tax cash flow: $-3,182/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 — Science Hill

• Score: 64/100
• State rank: #300
• US rank: #14380

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): 5,962

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Subsaharan African 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 5.22%
• Current HPI: 312.5486
• 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

+137.2% since first listed

4 events — show timeline

• 2026-06-17 Sold (MLS) $175,500 ImagineMLS
• 2026-05-14 Pending — ImagineMLS
• 2026-04-22 Listed $189,900 ImagineMLS
• 2007-03-19 Sold (Public Records) $74,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $260 · -9.2% YoY. Source: county tax records.