148 Leaf Ln · Somerset, KY 42503

$220,000

3 bd · 1.5 ba · 1,384 sqft · SingleFamily public records · 205 Days on market

Built 1970 0.63 ac lot $159/sqft · at area comps Est $259k · 15% under

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Why this score? — see what drove the F 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 +14.3/15.0
• Cash flow +4.4/30.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained brick and vinyl ranch home offering over 1,500 sq ft of finished living space, this single-level home features 3 bedrooms, 2 full bathrooms, and a warm, functional floorplan designed for easy everyday living. Step inside to a bright and inviting living room filled with natural light and neutral finishes. The spacious kitchen includes white cabinetry, stainless steel appliances, updated flooring, and plenty of workspace for cooking or entertaining. The bedrooms are generously sized, the bathrooms are clean and move-in ready, and the separate laundry adds convenience and storage. A standout bonus is the enclosed sunroom, perfect for a hobby space, reading nook, or year-round relaxation. Outside, the property sits on 0.63 acre and includes an extra lot, providing added space for gardening, recreation, parking, or future improvements. The exterior offers excellent usability with a carport, an attached garage, a storage building, and a small patio area ideal for outdoor seating. The level yard is easy to maintain and has plenty of space to enjoy the outdoors.

Key facts

• Extra lot
• Enclosed sunroom
• Attached garage

Tags

• BRICK AND VINYL RANCH HOME
• ENCLOSED SUNROOM
• EXTRA LOT
• CARPORT
• ATTACHED GARAGE
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-576 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (46.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (54.5% below list).
• Recommended offer: $100k (54.5% below list) — sets the bar for 1% rule.

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.
• 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: 293 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $220k implies a 389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000 (54.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.45% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 18.3

CMA / ARV

• ARV (median comp): $259,324
• List price: $220,000
• Delta: -15.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Ol Stable Ln	0.10mi	3/2.0	1,300 (-6%)	6mo	$235,000	$181	79
2860 Highway 1247	0.27mi	4/2.0 (+1)	1,341 (-3%)	7mo	$215,000	$160	69
12 Connors Way	0.41mi	3/2.0	1,489 (+8%)	0mo	$300,000	$201	66
137 Chestnut Oak Dr	0.42mi	3/2.0	1,460 (+6%)	12mo	$225,000	$154	59
1530 Hwy 2227	0.57mi	3/1.0	1,350 (-2%)	14mo	$430,000	$319	56
2997/2999 Highway 1247	0.40mi	3/2.0	1,452 (+5%)	23mo	$107,000	$74	52
35 Prewitt Place Dr	0.41mi	3/2.0	1,189 (-14%)	12mo	$229,500	$193	45

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: -36.8%
• Equity multiple: -0.18×
• Total profit: $-72,409
• Equity at exit: $32,803

10-year hold

• IRR: -52.9%
• Equity multiple: -0.80×
• Total profit: $-110,609
• Equity at exit: $19,022

Cash invested: $61,600 (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 42503

• Home prices YoY: -8.4%
• Active inventory: 293
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-576

Break-even live

Break-even rent $1,729

Max offer price $118,263

Occupancy floor —

Sensitivity live

Price	-10% $-451	-5% $-514	+0% $-576	+5% $-638	+10% $-700
Rent	-10% $-655	-5% $-615	+0% $-576	+5% $-536	+10% $-497
Rate	-1.0pp $-465	-0.5pp $-520	base $-576	+0.5pp $-633	+1.0pp $-691

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Margaret Rose Ln Somerset, KY	2.0	2.0	1000	$1,000	$1.00	45d	1	0.90mi

Listing history 23 events

1. 2026-06-21
   days on market $220,000 Active 205 DOM
2. 2026-06-21
   days on market $220,000 Active 204 DOM
3. 2026-06-18
   days on market $220,000 Active 202 DOM
4. 2026-06-17
   days on market $220,000 Active 201 DOM
5. 2026-06-16
   days on market $220,000 Active 200 DOM
6. 2026-06-15
   days on market $220,000 Active 199 DOM
7. 2026-06-13
   days on market $220,000 Active 197 DOM
8. 2026-06-12
   days on market $220,000 Active 196 DOM
9. 2026-06-09
   days on market $220,000 Active 193 DOM
10. 2026-06-08
    days on market $220,000 Active 192 DOM
11. 2026-06-07
    days on market $220,000 Active 191 DOM
12. 2026-06-07
    days on market $220,000 Active 190 DOM
13. 2026-06-04
    days on market $220,000 Active 187 DOM
14. 2026-06-02
    days on market $220,000 Active 186 DOM
15. 2026-06-01
    days on market $220,000 Active 185 DOM
16. 2026-05-31
    days on market $220,000 Active 184 DOM
17. 2026-05-31
    days on market $220,000 Active 183 DOM
18. 2026-05-18
    price $220,000 1118-char remark

    Show marketing remark (1118 chars)

    Welcome to this charming and well-maintained brick and vinyl ranch home offering over 1,500 sq ft of finished living space, this single-level home features 3 bedrooms, 2 full bathrooms, and a warm, functional floorplan designed for easy everyday living. Step inside to a bright and inviting living room filled with natural light and neutral finishes. The spacious kitchen includes white cabinetry, stainless steel appliances, updated flooring, and plenty of workspace for cooking or entertaining. The bedrooms are generously sized, the bathrooms are clean and move-in ready, and the separate laundry adds convenience and storage. A standout bonus is the enclosed sunroom, perfect for a hobby space, reading nook, or year-round relaxation. Outside, the property sits on 0.63 acre and includes an extra lot, providing added space for gardening, recreation, parking, or future improvements. The exterior offers excellent usability with a carport, an attached garage, a storage building, and a small patio area ideal for outdoor seating. The level yard is easy to maintain and has plenty of space to enjoy the outdoors.

19. 2026-04-11
    price $222,000 1118-char remark

    Show marketing remark (1118 chars)

    Welcome to this charming and well-maintained brick and vinyl ranch home offering over 1,500 sq ft of finished living space, this single-level home features 3 bedrooms, 2 full bathrooms, and a warm, functional floorplan designed for easy everyday living. Step inside to a bright and inviting living room filled with natural light and neutral finishes. The spacious kitchen includes white cabinetry, stainless steel appliances, updated flooring, and plenty of workspace for cooking or entertaining. The bedrooms are generously sized, the bathrooms are clean and move-in ready, and the separate laundry adds convenience and storage. A standout bonus is the enclosed sunroom, perfect for a hobby space, reading nook, or year-round relaxation. Outside, the property sits on 0.63 acre and includes an extra lot, providing added space for gardening, recreation, parking, or future improvements. The exterior offers excellent usability with a carport, an attached garage, a storage building, and a small patio area ideal for outdoor seating. The level yard is easy to maintain and has plenty of space to enjoy the outdoors.

20. 2026-03-02
    status Active 1118-char remark

    Show marketing remark (1118 chars)

    Welcome to this charming and well-maintained brick and vinyl ranch home offering over 1,500 sq ft of finished living space, this single-level home features 3 bedrooms, 2 full bathrooms, and a warm, functional floorplan designed for easy everyday living. Step inside to a bright and inviting living room filled with natural light and neutral finishes. The spacious kitchen includes white cabinetry, stainless steel appliances, updated flooring, and plenty of workspace for cooking or entertaining. The bedrooms are generously sized, the bathrooms are clean and move-in ready, and the separate laundry adds convenience and storage. A standout bonus is the enclosed sunroom, perfect for a hobby space, reading nook, or year-round relaxation. Outside, the property sits on 0.63 acre and includes an extra lot, providing added space for gardening, recreation, parking, or future improvements. The exterior offers excellent usability with a carport, an attached garage, a storage building, and a small patio area ideal for outdoor seating. The level yard is easy to maintain and has plenty of space to enjoy the outdoors.

21. 2026-02-24
    historical Contingent 1118-char remark

    Show marketing remark (1118 chars)

    Welcome to this charming and well-maintained brick and vinyl ranch home offering over 1,500 sq ft of finished living space, this single-level home features 3 bedrooms, 2 full bathrooms, and a warm, functional floorplan designed for easy everyday living. Step inside to a bright and inviting living room filled with natural light and neutral finishes. The spacious kitchen includes white cabinetry, stainless steel appliances, updated flooring, and plenty of workspace for cooking or entertaining. The bedrooms are generously sized, the bathrooms are clean and move-in ready, and the separate laundry adds convenience and storage. A standout bonus is the enclosed sunroom, perfect for a hobby space, reading nook, or year-round relaxation. Outside, the property sits on 0.63 acre and includes an extra lot, providing added space for gardening, recreation, parking, or future improvements. The exterior offers excellent usability with a carport, an attached garage, a storage building, and a small patio area ideal for outdoor seating. The level yard is easy to maintain and has plenty of space to enjoy the outdoors.

22. 2025-11-28
    listed $225,000 Active 1118-char remark

    Show marketing remark (1118 chars)

    Welcome to this charming and well-maintained brick and vinyl ranch home offering over 1,500 sq ft of finished living space, this single-level home features 3 bedrooms, 2 full bathrooms, and a warm, functional floorplan designed for easy everyday living. Step inside to a bright and inviting living room filled with natural light and neutral finishes. The spacious kitchen includes white cabinetry, stainless steel appliances, updated flooring, and plenty of workspace for cooking or entertaining. The bedrooms are generously sized, the bathrooms are clean and move-in ready, and the separate laundry adds convenience and storage. A standout bonus is the enclosed sunroom, perfect for a hobby space, reading nook, or year-round relaxation. Outside, the property sits on 0.63 acre and includes an extra lot, providing added space for gardening, recreation, parking, or future improvements. The exterior offers excellent usability with a carport, an attached garage, a storage building, and a small patio area ideal for outdoor seating. The level yard is easy to maintain and has plenty of space to enjoy the outdoors.

23. 2008-07-07
    soldstatus $45,000

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$446/yr (+$37/mo · 30.8%)

ⓘ 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 ≥102°F today · 20 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: $12,000
• − Mortgage interest: −$12,323
• − Property taxes: −$1,446
• − Insurance: −$1,100
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$6,400
• Taxable loss: −$11,190
• Est. tax savings @ 24.0%: +$2,686
• After-tax cash flow: $-4,225/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 — 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

• Population (ZIP): 25,638

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -27.16%
• Current HPI: 294.5958
• 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

+388.9% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $220,000 ImagineMLS
• 2026-04-11 Price Changed $222,000 ImagineMLS
• 2026-03-02 Relisted — ImagineMLS
• 2026-02-24 Contingent — ImagineMLS
• 2025-11-28 Listed $225,000 ImagineMLS
• 2008-07-07 Sold (Public Records) $45,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,446 · -2.3% YoY. Source: county tax records.