179 Aderholt Rd · Burnside, KY 42518

$179,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 77 Days on market

Built 1970 0.50 ac lot $227/sqft · 81% above area Est $146k · 23% over

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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).

• Cash flow +14.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Tucked away at the end of a peaceful lane, this charming 2-bedroom, 1-bath retreat offers the perfect blend of privacy, comfort, and natural beauty. Surrounded by serene surroundings, you'll enjoy frequent visits from local wildlife, creating a tranquil setting that feels like a true escape from the everyday hustle. Whether you're searching for a full-time residence or a relaxing weekend getaway, this property checks all the boxes. Ideally located just minutes from Echo Point boat ramp and Woodson Bend Resort, you'll have quick access to boating, fishing, and outdoor recreation while still enjoying the quiet of your own private haven. Step inside to find a cozy and functional layout featuring two inviting living areas—perfect for entertaining guests or simply unwinding. The home is equipped with efficient mini-split systems for year-round heating and cooling, complemented by a charming fireplace that adds both warmth and ambiance. Outside, a spacious deck provides the perfect spot for morning coffee, evening sunsets, or gathering with family and friends. A detached carport and additional storage shed offer convenience and plenty of space for your outdoor gear and tools. If you've been dreaming of a slower pace and a place to truly relax and recharge, this peaceful retreat is ready to welcome you home.

Key facts

• Woodson bend resort
• Charming fireplace
• Echo point boat ramp

Tags

• ECHO POINT BOAT RAMP
• WOODSON BEND RESORT
• COZY FUNCTIONAL LAYOUT
• TWO INVITING LIVING AREAS
• EFFICIENT MINI-SPLIT SYSTEMS
• CHARMING FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $25 ($295/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 $160k (10.8% below list).
• Recommended offer: $160k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 50 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $180k implies a 584% 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 $160,490 (10.8% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 11% 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. 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. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $146,479
• List price: $179,900
• Delta: 22.82%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $99,571
• Equity at exit: $162,068

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $292,034
• Equity at exit: $349,506

Cash invested: $50,372 (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 42518

• Active inventory: 50
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $25

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $149	-5% $87	+0% $25	+5% $-38	+10% $-100
Rent	-10% $-102	-5% $-39	+0% $25	+5% $88	+10% $151
Rate	-1.0pp $115	-0.5pp $70	base $25	+0.5pp $-22	+1.0pp $-69

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $179,900 Active 77 DOM
2. 2026-06-18
   days on market $179,900 Active 75 DOM
3. 2026-06-17
   days on market $179,900 Active 74 DOM
4. 2026-06-16
   days on market $179,900 Active 73 DOM
5. 2026-06-15
   days on market $179,900 Active 72 DOM
6. 2026-06-13
   days on market $179,900 Active 70 DOM
7. 2026-06-12
   days on market $179,900 Active 69 DOM
8. 2026-06-09
   days on market $179,900 Active 66 DOM
9. 2026-06-08
   days on market $179,900 Active 65 DOM
10. 2026-06-07
    days on market $179,900 Active 64 DOM
11. 2026-06-07
    days on market $179,900 Active 63 DOM
12. 2026-06-04
    days on market $179,900 Active 60 DOM
13. 2026-06-02
    days on market $179,900 Active 59 DOM
14. 2026-06-01
    days on market $179,900 Active 58 DOM
15. 2026-05-31
    days on market $179,900 Active 57 DOM
16. 2026-05-31
    days on market $179,900 Active 56 DOM
17. 2026-04-04
    listed $179,900 Active 1332-char remark

    Show marketing remark (1332 chars)

    Tucked away at the end of a peaceful lane, this charming 2-bedroom, 1-bath retreat offers the perfect blend of privacy, comfort, and natural beauty. Surrounded by serene surroundings, you'll enjoy frequent visits from local wildlife, creating a tranquil setting that feels like a true escape from the everyday hustle. Whether you're searching for a full-time residence or a relaxing weekend getaway, this property checks all the boxes. Ideally located just minutes from Echo Point boat ramp and Woodson Bend Resort, you'll have quick access to boating, fishing, and outdoor recreation while still enjoying the quiet of your own private haven. Step inside to find a cozy and functional layout featuring two inviting living areas—perfect for entertaining guests or simply unwinding. The home is equipped with efficient mini-split systems for year-round heating and cooling, complemented by a charming fireplace that adds both warmth and ambiance. Outside, a spacious deck provides the perfect spot for morning coffee, evening sunsets, or gathering with family and friends. A detached carport and additional storage shed offer convenience and plenty of space for your outdoor gear and tools. If you've been dreaming of a slower pace and a place to truly relax and recharge, this peaceful retreat is ready to welcome you home.

18. 2008-07-11
    soldstatus $26,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°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: $19,259
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$5,233
• Taxable loss: −$2,731
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $951/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): 2,946

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% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 111.57%
• Current HPI: 360.0351
• 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

+584.0% since first listed

2 events — show timeline

• 2026-04-04 Listed $179,900 ImagineMLS
• 2008-07-11 Sold (Public Records) $26,300 Public Records

Property tax history

+0.7%/yr

Latest (2025): $223 · -10.2% YoY. Source: county tax records.