3049 Grand Blvd · Burnside, KY 42501

$169,900

3 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 168 Days on market

Built 2009 1.76 ac lot $74/sqft · 29% below area Est $238k · 29% under ↓ 6% since listing

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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
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Searching for the perfect home just minutes from the lake and boat ramp—with enough land to build a large detached garage for your boat and lake toys? Your search ends here. This beautifully maintained 3-bedroom, 2-bath home sits on 1.75 acres and offers the perfect blend of space, privacy, and entertaining potential. Enjoy outdoor living on the partially covered deck, ideal for hosting friends and family after a day on the water. Inside, the expansive main living area features a wood-burning fireplace and a bright open-concept layout flowing seamlessly into the gorgeous kitchen and oversized dining room—perfect for gatherings of any size. The home features a desirable split floor plan with a spacious primary suite and large en-suite bathroom for added privacy. Two additional bedrooms provide comfortable space for guests or family. Minutes to the lake & boat ramp Ample land for a detached garage or shop Open concept living & entertaining spaces Move-in ready This is a must-see property for anyone looking to enjoy the lake lifestyle without sacrificing space or comfort.

Key facts

• Minutes to the lake
• Open concept living
• Entertaining spaces

Tags

• MINUTES TO THE LAKE
• BOAT RAMP
• OPEN CONCEPT LIVING
• ENTERTAINING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $15 ($185/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 $131k (23.1% below list).
• Recommended offer: $131k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Burnside — 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 71/100 on livability (#141 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, amenities F, commute 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.
• Market conditions: 191 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,718 (23.1% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $238,148
• List price: $169,900
• Delta: -28.66%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-26,623
• Equity at exit: $25,333

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,227
• Equity at exit: $14,690

Cash invested: $47,572 (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: 191
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $15

Break-even live

Break-even rent $1,288

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $64	+0% $15	+5% $-33	+10% $-81
Rent	-10% $-88	-5% $-36	+0% $15	+5% $67	+10% $119
Rate	-1.0pp $101	-0.5pp $59	base $15	+0.5pp $-29	+1.0pp $-73

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 168 DOM
2. 2026-06-17
   days on market $169,900 Active 167 DOM
3. 2026-06-16
   days on market $169,900 Active 166 DOM
4. 2026-06-15
   days on market $169,900 Active 165 DOM
5. 2026-06-13
   days on market $169,900 Active 163 DOM
6. 2026-06-12
   days on market $169,900 Active 162 DOM
7. 2026-06-09
   days on market $169,900 Active 159 DOM
8. 2026-06-08
   days on market $169,900 Active 158 DOM
9. 2026-06-07
   days on market $169,900 Active 157 DOM
10. 2026-06-07
    days on market $169,900 Active 156 DOM
11. 2026-06-04
    days on market $169,900 Active 153 DOM
12. 2026-06-02
    days on market $169,900 Active 152 DOM
13. 2026-06-01
    days on market $169,900 Active 151 DOM
14. 2026-05-31
    days on market $169,900 Active 150 DOM
15. 2026-05-31
    days on market $169,900 Active 149 DOM
16. 2026-04-11
    price $169,900 1113-char remark

    Show marketing remark (1113 chars)

    Searching for the perfect home just minutes from the lake and boat ramp—with enough land to build a large detached garage for your boat and lake toys? Your search ends here. This beautifully maintained 3-bedroom, 2-bath home sits on 1.75 acres and offers the perfect blend of space, privacy, and entertaining potential. Enjoy outdoor living on the partially covered deck, ideal for hosting friends and family after a day on the water. Inside, the expansive main living area features a wood-burning fireplace and a bright open-concept layout flowing seamlessly into the gorgeous kitchen and oversized dining room—perfect for gatherings of any size. The home features a desirable split floor plan with a spacious primary suite and large en-suite bathroom for added privacy. Two additional bedrooms provide comfortable space for guests or family. Minutes to the lake & boat ramp Ample land for a detached garage or shop Open concept living & entertaining spaces Move-in ready This is a must-see property for anyone looking to enjoy the lake lifestyle without sacrificing space or comfort.

17. 2026-01-01
    listed $180,000 Active 1113-char remark

    Show marketing remark (1113 chars)

    Searching for the perfect home just minutes from the lake and boat ramp—with enough land to build a large detached garage for your boat and lake toys? Your search ends here. This beautifully maintained 3-bedroom, 2-bath home sits on 1.75 acres and offers the perfect blend of space, privacy, and entertaining potential. Enjoy outdoor living on the partially covered deck, ideal for hosting friends and family after a day on the water. Inside, the expansive main living area features a wood-burning fireplace and a bright open-concept layout flowing seamlessly into the gorgeous kitchen and oversized dining room—perfect for gatherings of any size. The home features a desirable split floor plan with a spacious primary suite and large en-suite bathroom for added privacy. Two additional bedrooms provide comfortable space for guests or family. Minutes to the lake & boat ramp Ample land for a detached garage or shop Open concept living & entertaining spaces Move-in ready This is a must-see property for anyone looking to enjoy the lake lifestyle without sacrificing space or comfort.

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$796/yr (+$66/mo · 119.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $15,686
• − Mortgage interest: −$9,517
• − Property taxes: −$665
• − Insurance: −$850
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$4,943
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $857/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 — Burnside

• Score: 71/100
• State rank: #141
• US rank: #6774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-5.6% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $169,900 ImagineMLS
• 2026-01-01 Listed $180,000 ImagineMLS

Property tax history

+2.9%/yr

Latest (2025): $665 · -2.3% YoY. Source: county tax records.