104 Ashurst · Somerset, KY 42501

$129,900

2 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 143 Days on market

Built 1970 0.33 ac lot $83/sqft · 18% below area Est $157k · 17% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Retreat in Prime City Location! Welcome to your dream home! Nestled in the heart of the city, this very cute 3-bedroom, 2-bathroom house offers a perfect blend of modern updates and timeless charm. With its spacious layout and a large lot, this property is a rare gem that promises comfort, convenience, and endless possibilities. Key Features: Spacious Living Areas: Step into a welcoming living space that is perfect for relaxation or entertaining. Large windows fill the room with natural light, creating a warm and inviting atmosphere. Three Cozy Bedrooms: Each bedroom is designed with comfort in mind, offering plenty of space for rest and personalization. Whether you need a home office, a guest room, or a nursery, this home can accommodate your needs. Two Full Bathrooms: No more morning rush hour chaos! With two full bathrooms, you and your family can enjoy the luxury of convenience and privacy. Unfinished Basement: Unleash your creativity with the unfinished basement, providing a blank canvas for your vision. Whether you envision a cozy den, a game room, or extra storage space, the possibilities are endless! Large Lot: One of the standout features of this property is its expansive lot. Perfect for gardening, outdoor gatherings, or simply enjoying the fresh air, you'll appreciate the generous outdoor space that city living often lacks. Prime Location: Situated close to all the vibrant city activities, you'll have the best of both worlds—easy access to restaurants, parks, shopping, and entertainment while still enjoying a peaceful residential atmosphere. Investment Opportunity: This home has previously served as a rental, making it not only a perfect place to live but also an excellent investment opportunity. The demand in this area ensures excellent rental potential for those looking to expand their real estate portfolio. Don't miss your chance to own this delightful home with endless potential! Whether you're looking for a new place to settle down or an investment opportunity that's ready to go, this charming property is waiting for you. Schedule a tour today and imagine all the memories you'll create in your new home!

Key facts

• Unfinished basement
• Large lot
• Prime location

Tags

• SPACIOUS LIVING AREAS
• UNFINISHED BASEMENT
• LARGE LOT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $108k (16.9% below list).
• Recommended offer: $108k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Somerset — 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 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: schools D+, amenities F, commute F.
• Somerset Independent (town): math 36% / reading 44% proficiency, ranked #42 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 194 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $107,959 (16.9% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $157,030
• List price: $129,900
• Delta: -17.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 E Mt Vernon St	0.26mi	3/2.0 (+1)	1,480 (-6%)	6mo	$264,000	$178	68
127 Ashurst St	0.08mi	2/1.5	1,348 (-14%)	12mo	$156,000	$116	61
402 Clements Ave	0.66mi	3/2.0 (+1)	1,500 (-4%)	1mo	$266,000	$177	56
1306 East Mt Vernon St	0.14mi	3/1.5 (+1)	1,714 (+9%)	19mo	$197,500	$115	55
108 Grande Ave Ave	0.67mi	3/1.0 (+1)	1,569 (0%)	6mo	$169,000	$108	54
121 Highway 192	0.46mi	2/2.0	1,344 (-14%)	11mo	$155,000	$115	46
408 Clements Ave	0.63mi	3/2.0 (+1)	1,386 (-12%)	4mo	$218,000	$157	43
103 Jarvis Ave	0.49mi	2/1.0	1,705 (+9%)	23mo	$76,500	$45	40
114 Grande Ave	0.68mi	2/1.0	1,400 (-11%)	20mo	$168,000	$120	30
107 Volunteer Dr	0.75mi	3/2.0 (+1)	1,761 (+12%)	19mo	$300,000	$170	24

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-19,416
• Equity at exit: $19,369

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-14,879
• Equity at exit: $11,231

Cash invested: $36,372 (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 42501

• Home prices YoY: -19.8%
• Active inventory: 194
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $26

Break-even live

Break-even rent $1,047

Max offer price $129,900

Occupancy floor 93%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Hines Addition Somerset, KY	3.0	1.0	1300	$1,100	$0.85	43d	1	0.44mi
50 Faith Ct Somerset, KY	2.0–3.0	1.5–2.5	1225	$1,025	$0.84	43d	1	1.11mi

Listing history 19 events

1. 2026-06-18
   days on market $129,900 Active 143 DOM
2. 2026-06-17
   days on market $129,900 Active 142 DOM
3. 2026-06-16
   days on market $129,900 Active 141 DOM
4. 2026-06-15
   days on market $129,900 Active 140 DOM
5. 2026-06-13
   days on market $129,900 Active 138 DOM
6. 2026-06-12
   days on market $129,900 Active 137 DOM
7. 2026-06-09
   days on market $129,900 Active 134 DOM
8. 2026-06-08
   days on market $129,900 Active 133 DOM
9. 2026-06-07
   days on market $129,900 Active 132 DOM
10. 2026-06-07
    days on market $129,900 Active 131 DOM
11. 2026-06-04
    days on market $129,900 Active 128 DOM
12. 2026-06-02
    days on market $129,900 Active 127 DOM
13. 2026-06-01
    days on market $129,900 Active 126 DOM
14. 2026-05-31
    days on market $129,900 Active 125 DOM
15. 2026-05-31
    days on market $129,900 Active 124 DOM
16. 2026-05-11
    price $129,900 2190-char remark

    Show marketing remark (2190 chars)

    Charming 3-Bedroom Retreat in Prime City Location! Welcome to your dream home! Nestled in the heart of the city, this very cute 3-bedroom, 2-bathroom house offers a perfect blend of modern updates and timeless charm. With its spacious layout and a large lot, this property is a rare gem that promises comfort, convenience, and endless possibilities. Key Features: Spacious Living Areas: Step into a welcoming living space that is perfect for relaxation or entertaining. Large windows fill the room with natural light, creating a warm and inviting atmosphere. Three Cozy Bedrooms: Each bedroom is designed with comfort in mind, offering plenty of space for rest and personalization. Whether you need a home office, a guest room, or a nursery, this home can accommodate your needs. Two Full Bathrooms: No more morning rush hour chaos! With two full bathrooms, you and your family can enjoy the luxury of convenience and privacy. Unfinished Basement: Unleash your creativity with the unfinished basement, providing a blank canvas for your vision. Whether you envision a cozy den, a game room, or extra storage space, the possibilities are endless! Large Lot: One of the standout features of this property is its expansive lot. Perfect for gardening, outdoor gatherings, or simply enjoying the fresh air, you'll appreciate the generous outdoor space that city living often lacks. Prime Location: Situated close to all the vibrant city activities, you'll have the best of both worlds—easy access to restaurants, parks, shopping, and entertainment while still enjoying a peaceful residential atmosphere. Investment Opportunity: This home has previously served as a rental, making it not only a perfect place to live but also an excellent investment opportunity. The demand in this area ensures excellent rental potential for those looking to expand their real estate portfolio. Don't miss your chance to own this delightful home with endless potential! Whether you're looking for a new place to settle down or an investment opportunity that's ready to go, this charming property is waiting for you. Schedule a tour today and imagine all the memories you'll create in your new home!

17. 2026-01-27
    price $149,900 2190-char remark

    Show marketing remark (2190 chars)

    Charming 3-Bedroom Retreat in Prime City Location! Welcome to your dream home! Nestled in the heart of the city, this very cute 3-bedroom, 2-bathroom house offers a perfect blend of modern updates and timeless charm. With its spacious layout and a large lot, this property is a rare gem that promises comfort, convenience, and endless possibilities. Key Features: Spacious Living Areas: Step into a welcoming living space that is perfect for relaxation or entertaining. Large windows fill the room with natural light, creating a warm and inviting atmosphere. Three Cozy Bedrooms: Each bedroom is designed with comfort in mind, offering plenty of space for rest and personalization. Whether you need a home office, a guest room, or a nursery, this home can accommodate your needs. Two Full Bathrooms: No more morning rush hour chaos! With two full bathrooms, you and your family can enjoy the luxury of convenience and privacy. Unfinished Basement: Unleash your creativity with the unfinished basement, providing a blank canvas for your vision. Whether you envision a cozy den, a game room, or extra storage space, the possibilities are endless! Large Lot: One of the standout features of this property is its expansive lot. Perfect for gardening, outdoor gatherings, or simply enjoying the fresh air, you'll appreciate the generous outdoor space that city living often lacks. Prime Location: Situated close to all the vibrant city activities, you'll have the best of both worlds—easy access to restaurants, parks, shopping, and entertainment while still enjoying a peaceful residential atmosphere. Investment Opportunity: This home has previously served as a rental, making it not only a perfect place to live but also an excellent investment opportunity. The demand in this area ensures excellent rental potential for those looking to expand their real estate portfolio. Don't miss your chance to own this delightful home with endless potential! Whether you're looking for a new place to settle down or an investment opportunity that's ready to go, this charming property is waiting for you. Schedule a tour today and imagine all the memories you'll create in your new home!

18. 2026-01-26
    listed $165,000 Active 2190-char remark

    Show marketing remark (2190 chars)

    Charming 3-Bedroom Retreat in Prime City Location! Welcome to your dream home! Nestled in the heart of the city, this very cute 3-bedroom, 2-bathroom house offers a perfect blend of modern updates and timeless charm. With its spacious layout and a large lot, this property is a rare gem that promises comfort, convenience, and endless possibilities. Key Features: Spacious Living Areas: Step into a welcoming living space that is perfect for relaxation or entertaining. Large windows fill the room with natural light, creating a warm and inviting atmosphere. Three Cozy Bedrooms: Each bedroom is designed with comfort in mind, offering plenty of space for rest and personalization. Whether you need a home office, a guest room, or a nursery, this home can accommodate your needs. Two Full Bathrooms: No more morning rush hour chaos! With two full bathrooms, you and your family can enjoy the luxury of convenience and privacy. Unfinished Basement: Unleash your creativity with the unfinished basement, providing a blank canvas for your vision. Whether you envision a cozy den, a game room, or extra storage space, the possibilities are endless! Large Lot: One of the standout features of this property is its expansive lot. Perfect for gardening, outdoor gatherings, or simply enjoying the fresh air, you'll appreciate the generous outdoor space that city living often lacks. Prime Location: Situated close to all the vibrant city activities, you'll have the best of both worlds—easy access to restaurants, parks, shopping, and entertainment while still enjoying a peaceful residential atmosphere. Investment Opportunity: This home has previously served as a rental, making it not only a perfect place to live but also an excellent investment opportunity. The demand in this area ensures excellent rental potential for those looking to expand their real estate portfolio. Don't miss your chance to own this delightful home with endless potential! Whether you're looking for a new place to settle down or an investment opportunity that's ready to go, this charming property is waiting for you. Schedule a tour today and imagine all the memories you'll create in your new home!

19. 2024-04-01
    soldstatus $122,500

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$817/yr (+$68/mo · 272.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,955
• − Mortgage interest: −$7,276
• − Property taxes: −$300
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$3,779
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $774/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: Somerset Independent
• NCES district ID: 2105430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 44% ▼ -18.00%
• Median HH income: $28,554
• Composite: 32.42/100
• National rank: #5727
• State rank: #42 of 165 in KY

Livability — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, KY
• Population (ZIP): 17,441

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 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: ▼ -70.04%
• Current HPI: 284.0445
• 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

+6.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $129,900 ImagineMLS
• 2026-01-27 Price Changed $149,900 ImagineMLS
• 2026-01-26 Listed $165,000 ImagineMLS
• 2024-04-01 Sold (Public Records) $122,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $300 · +173.0% YoY. Source: county tax records.