20751 State Hwy 190 · Frakes, KY 40940

$80,000

2 bd · 1.0 ba · 895 sqft · SingleFamily public records · 78 Days on market

0.57 ac lot $89/sqft · 45% below area Est $145k · 45% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable cottage style home sits just inside the Whitley county Ky line in the Frakes community. There's 2 bedrooms 1 bathroom and has been well cared for by the same family for many years. Nice sized rooms and current owners love their sweet neighbors. Close to the Frakes Ky and Clairfield Tn post offices, 2 miles to a dollar general store, and Eddie's grocery/ Eddie's hardware store with gas pumps for convenience. Situated between Frakes elementary school and Clairfield elementary school. Close to ATV trails at Tacket creek as well. The property has 0.57 of an acre per Whitley county KY pva records. Buyer to verify all property aspects. Shown by appointment only.

Key facts

• 0.57 of an acre
• Cottage style home
• 0.57 acre lot

Tags

• COTTAGE STYLE HOME
• 0.57 OF AN ACRE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $47 ($566/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($844 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bell County (rural): math 27% / reading 40% proficiency, ranked #91 of 165 in KY (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 44 units permitted in Bell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $145,000
• List price: $80,000
• Delta: -44.83%
• 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: 9.9%
• Equity multiple: 1.57×
• Total profit: $12,696
• Equity at exit: $35,971

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $41,070
• Equity at exit: $55,436

Cash invested: $22,400 (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 40940

• Active inventory: 2
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $47

Break-even live

Break-even rent $784

Max offer price $80,000

Occupancy floor 89%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 78 DOM
2. 2026-06-17
   days on market $80,000 Active 77 DOM
3. 2026-06-16
   days on market $80,000 Active 76 DOM
4. 2026-06-15
   days on market $80,000 Active 75 DOM
5. 2026-06-13
   days on market $80,000 Active 73 DOM
6. 2026-06-12
   days on market $80,000 Active 72 DOM
7. 2026-06-09
   days on market $80,000 Active 69 DOM
8. 2026-06-08
   days on market $80,000 Active 68 DOM
9. 2026-06-07
   days on market $80,000 Active 67 DOM
10. 2026-06-07
    days on market $80,000 Active 66 DOM
11. 2026-06-04
    days on market $80,000 Active 63 DOM
12. 2026-06-02
    days on market $80,000 Active 62 DOM
13. 2026-06-01
    days on market $80,000 Active 61 DOM
14. 2026-05-31
    days on market $80,000 Active 60 DOM
15. 2026-05-31
    days on market $80,000 Active 59 DOM
16. 2026-03-31
    listed $80,000 Active 682-char remark

    Show marketing remark (682 chars)

    This adorable cottage style home sits just inside the Whitley county Ky line in the Frakes community. There's 2 bedrooms 1 bathroom and has been well cared for by the same family for many years. Nice sized rooms and current owners love their sweet neighbors. Close to the Frakes Ky and Clairfield Tn post offices, 2 miles to a dollar general store, and Eddie's grocery/ Eddie's hardware store with gas pumps for convenience. Situated between Frakes elementary school and Clairfield elementary school. Close to ATV trails at Tacket creek as well. The property has 0.57 of an acre per Whitley county KY pva records. Buyer to verify all property aspects. Shown by appointment only.

17. 2018-11-02
    soldstatus $40,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 2/10 Low 5 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,124
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$1,198
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$2,327
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $735/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: Bell County
• NCES district ID: 2100390
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $27,032
• Composite: 26.86/100
• National rank: #7102
• State rank: #91 of 165 in KY

Livability — Frakes

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 388

Population outlook (Bell County) Hauer SSP2

• Today (2025): 24,501 people
• By 2030: 22,923 · -6.4%
• By 2040: 19,860 · -18.9%
• By 2050: 17,161 · -30.0%
• By 2075: 12,070 · -50.7%
• By 2100: 8,525 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Slovak 1%

Political lean MEDSL · Bell

• 2024 margin: Solid R (+68.7) · D 15.2% · R 83.9%
• 2008→2024 swing: -28.1pp toward R · 2008: -40.6pp · 2024: -68.7pp
• All cycles: 2024: R+68.7 2020: R+63.2 2016: R+62.2 2012: R+51.7 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+100.0% since first listed

2 events — show timeline

• 2026-03-31 Listed $80,000 ImagineMLS
• 2018-11-02 Sold (Public Records) $40,000 Public Records