235 Garrett Ave · Brooksville, KY 41004

$60,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 91 Days on market

Built 1950 0.35 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice home on a good street in Brooksville, KY. Two bedrooms, 1 bath, kitchen, living room, and large back yard.

Key facts

• Large back yard
• 0.35 acre lot
• Parking

Tags

• LARGE BACK YARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Exterior features: City street frontage; Composition roof

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heating
• Interior features: Multiple bonus rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#293 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Bracken County (rural): math 27% / reading 38% proficiency, ranked #86 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Elementary School (math 29% / reading 31%, grade F, #388 of 676 statewide, top 58%, 522 students, 53% FRL); Bracken County Middle School (math 28% / reading 47%, grade F, #73 of 217 statewide, top 36%, 259 students, 53% FRL); Bracken County High School (math 17% / reading 27%, grade F, #202 of 254 statewide, top 82%, 364 students, 54% FRL).
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Bracken County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 91 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 1.99% ✓
• Cap rate: 17.21%
• Cash-on-cash: 39.00%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $191,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Reservoir Ln	0.61mi	3/2.0	1,478 (+11%)	1mo	$213,000	$144	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.4%
• Equity multiple: 5.02×
• Total profit: $67,465
• Equity at exit: $54,053

10-year hold

• IRR: 48.0%
• Equity multiple: 11.20×
• Total profit: $171,339
• Equity at exit: $116,567

Cash invested: $16,800 (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 41004

• Home prices YoY: 3.6%
• Active inventory: 21
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $546

Break-even live

Break-even rent $504

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   status $60,000 Pending 91 DOM
2. 2026-06-15
   days on market $60,000 Active 91 DOM
3. 2026-06-13
   days on market $60,000 Active 89 DOM
4. 2026-06-12
   days on market $60,000 Active 88 DOM
5. 2026-06-09
   days on market $60,000 Active 85 DOM
6. 2026-06-08
   days on market $60,000 Active 84 DOM
7. 2026-06-07
   days on market $60,000 Active 83 DOM
8. 2026-06-05
   days on market $60,000 Active 81 DOM
9. 2026-06-04
   days on market $60,000 Active 79 DOM
10. 2026-06-02
    days on market $60,000 Active 78 DOM
11. 2026-06-01
    days on market $60,000 Active 77 DOM
12. 2026-05-31
    days on market $60,000 Active 76 DOM
13. 2026-05-31
    days on market $60,000 Active 75 DOM
14. 2026-03-16
    listed $60,000 Active
15. 2005-10-01
    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: $705 · $59/mo
• Projected year-2 tax: $705 · $59/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 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,346
• − Mortgage interest: −$3,361
• − Property taxes: −$705
• − Insurance: −$300
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,745
• Taxable income: $5,939
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,127/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: Bracken County
• NCES district ID: 2100660
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $41,507
• Composite: 27.42/100
• National rank: #6967
• State rank: #86 of 165 in KY

Livability — Brooksville

• Score: 64/100
• State rank: #293
• US rank: #14121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooksville, KY
• County: Bracken · 8,179 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 4,105
• Household income: $59,944
• Rent vs Own: 17.9% rent · 82.1% own

Population outlook (Bracken County) Hauer SSP2

• Today (2025): 8,026 people
• By 2030: 7,751 · -3.4%
• By 2040: 7,054 · -12.1%
• By 2050: 6,246 · -22.2%
• By 2075: 4,453 · -44.5%
• By 2100: 2,941 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Bracken

• 2024 margin: Solid R (+65.0) · D 16.9% · R 82.0% · Other 1.1%
• 2008→2024 swing: -40.8pp toward R · 2008: -24.3pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.2 2016: R+57.0 2012: R+27.3 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.21%
• Current HPI: 290.6204
• 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

+71.4% since first listed

2 events — show timeline

• 2026-03-16 Listed $60,000 NKMLS
• 2005-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $705 · +25.3% YoY. Source: county tax records.