42 Pike St · Brodhead, KY 40409

$65,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 149 Days on market

8,712 sqft lot $45/sqft · 65% below area Est $115k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

Key facts

• Covered front porch
• Level lot
• City water

Tags

• LEVEL LOT
• CITY WATER
• CITY SEWER
• COMFORTABLE LIVING ROOM
• SEPARATE UTILITY ROOM
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#317 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $65k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.67% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.20%
• DSCR: 2.34
• GRM: 5.0

CMA / ARV

• ARV (median comp): $115,406
• List price: $65,000
• Delta: -43.68%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Pike St	0.08mi	2/1.0	1,300 (-10%)	9mo	$147,000	$113	73
68 Proffitt St	0.12mi	3/2.0 (+1)	1,400 (-3%)	10mo	$190,000	$136	72
476 Tyree St	0.29mi	3/1.0 (+1)	1,350 (-6%)	2mo	$45,000	$33	69
88 Bussell St	0.31mi	3/2.0 (+1)	1,389 (-4%)	3mo	$137,500	$99	68
14 Willow Ave	0.48mi	3/2.0 (+1)	1,420 (-1%)	6mo	$187,000	$132	61
289 Proffitt St	0.27mi	3/2.0 (+1)	1,520 (+6%)	19mo	$230,000	$151	53
112 willow Ave Willow Ave	0.56mi	3/2.0 (+1)	1,232 (-14%)	5mo	$180,000	$146	36

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $18,624
• Equity at exit: $9,692

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $53,718
• Equity at exit: $5,620

Cash invested: $18,200 (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 40409

• Home prices YoY: -1.4%
• Active inventory: 17
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $458

Break-even live

Break-even rent $503

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $495	-5% $476	+0% $458	+5% $440	+10% $421
Rent	-10% $373	-5% $415	+0% $458	+5% $501	+10% $544
Rate	-1.0pp $491	-0.5pp $475	base $458	+0.5pp $441	+1.0pp $424

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $65,000 Active 149 DOM
2. 2026-06-19
   days on market $65,000 Active 147 DOM
3. 2026-06-18
   days on market $65,000 Active 146 DOM
4. 2026-06-17
   price $65,000 Active 145 DOM
5. 2026-06-17
   days on market $72,000 Active 145 DOM
6. 2026-06-16
   days on market $72,000 Active 144 DOM
7. 2026-06-15
   days on market $72,000 Active 143 DOM
8. 2026-06-14
   days on market $72,000 Active 141 DOM
9. 2026-06-13
   days on market $72,000 Active 140 DOM
10. 2026-06-10
    days on market $72,000 Active 138 DOM
11. 2026-06-09
    days on market $72,000 Active 137 DOM
12. 2026-06-08
    days on market $72,000 Active 136 DOM
13. 2026-06-07
    days on market $72,000 Active 135 DOM
14. 2026-06-05
    days on market $72,000 Active 132 DOM
15. 2026-06-03
    days on market $72,000 Active 131 DOM
16. 2026-06-02
    days on market $72,000 Active 130 DOM
17. 2026-06-01
    days on market $72,000 Active 129 DOM
18. 2026-05-31
    days on market $72,000 Active 128 DOM
19. 2026-05-30
    days on market $72,000 Active 127 DOM
20. 2026-05-13
    status Active 465-char remark

    Show marketing remark (465 chars)

    This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

21. 2026-05-05
    status Active 465-char remark

    Show marketing remark (465 chars)

    This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

22. 2026-03-25
    historical Contingent 465-char remark

    Show marketing remark (465 chars)

    This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

23. 2026-03-25
    historical 465-char remark

    Show marketing remark (465 chars)

    This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

24. 2026-02-27
    price $72,000 465-char remark

    Show marketing remark (465 chars)

    This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

25. 2025-12-05
    listed $79,900 Active 465-char remark

    Show marketing remark (465 chars)

    This cozy 2 (possible 3) bedroom, 1 bath home sits on a nice level lot within the Brodhead city limits, offering city water and sewer. Inside, you'll find a comfortable living room, a kitchen with plenty of space, and a separate utility room for convenience. The covered front porch adds a welcoming touch and is a great spot to relax. A simple, easy layout and a great location just across the street from the Brodhead City Park make this home even more appealing.

26. 2002-09-01
    soldstatus $17,200

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$207/yr (+$17/mo · 59.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,992
• − Mortgage interest: −$3,641
• − Property taxes: −$352
• − Insurance: −$325
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,891
• Taxable income: $4,704
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,367/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: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 of 165 in KY

Livability — Brodhead

• Score: 63/100
• State rank: #317
• US rank: #15193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brodhead, KY
• Population (ZIP): 3,638

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Serbian 1% Italian 1%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 0%

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.23%
• Current HPI: 221.6693
• 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

+318.6% since first listed

7 events — show timeline

• 2026-05-13 Relisted — ImagineMLS
• 2026-05-05 Relisted — ImagineMLS
• 2026-03-25 Contingent — ImagineMLS
• 2026-03-25 Listing Removed — ImagineMLS
• 2026-02-27 Price Changed $72,000 ImagineMLS
• 2025-12-05 Listed $79,900 ImagineMLS
• 2002-09-01 Sold (Public Records) $17,200 Public Records

Property tax history

+7.4%/yr

Latest (2025): $352 · -0.6% YoY. Source: county tax records.