2122 State Highway 1651 · Stearns, KY 42647

$99,900

3 bd · 1.0 ba · 1,130 sqft · SingleFamily · 39 Days on market

Built 1983 Fair condition 0.34 ac lot $88/sqft · 18% below area Est $122k · 18% under

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Why this score? — see what drove the C+ 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 +18.6/30.0
• ARV discount +15.0/15.0
• Appreciation +6.3/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Opportunity is knocking with this 3 bedroom, 1 bathroom home offering endless potential for an investor, flipper, rental property, or first-time buyer ready to make it their own! Conveniently located just minutes from shopping, dining, and everyday amenities, this property features a functional main-level layout with spacious living areas, a sizable kitchen, and plenty of natural light throughout. The unfinished basement offers additional storage space and walk-down access, creating even more possibilities for future expansion, workshop space, or added value. Outside, you'll find a manageable yard and off-street parking. Whether you're looking for your next renovation project or an affordab

Key facts

• Sizable kitchen
• Manageable yard
• Unfinished basement

Tags

• MAIN-LEVEL LAYOUT
• SIZABLE KITCHEN
• UNFINISHED BASEMENT
• OFF-STREET PARKING
• MANAGEABLE YARD

Property features AI

Exterior

• Utilities: Public sewer
• Home design: One-level home
• Construction: Brick veneer exterior; Block foundation; Total building area about 1,130
• Exterior features: Public water; Not on waterfront

Interior

• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Laminate flooring; No fireplace; Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $100k (0.3% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#335 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Mccreary County (rural): math 22% / reading 35% proficiency, ranked #135 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mccreary County Middle School (math 22% / reading 38%, grade F, #146 of 217 statewide, top 69%, 605 students, 81% FRL).
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $3k appreciation (2.6% local appreciation)).
• McCreary County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, 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 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $122,063
• List price: $99,900
• Delta: -18.16%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Owens Rd	0.68mi	3/1.0	1,000 (-12%)	2mo	$138,000	$138	48

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.57×
• Total profit: $15,869
• Equity at exit: $42,450

10-year hold

• IRR: 12.8%
• Equity multiple: 2.82×
• Total profit: $50,860
• Equity at exit: $63,562

Cash invested: $27,972 (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 42647

• Home prices YoY: 1.5%
• Active inventory: 12
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $96

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $165	-5% $131	+0% $96	+5% $62	+10% $27
Rent	-10% $18	-5% $57	+0% $96	+5% $136	+10% $175
Rate	-1.0pp $147	-0.5pp $122	base $96	+0.5pp $71	+1.0pp $44

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $99,900 Active 39 DOM
2. 2026-06-18
   days on market $99,900 Active 37 DOM
3. 2026-06-17
   days on market $99,900 Active 36 DOM
4. 2026-06-16
   days on market $99,900 Active 35 DOM
5. 2026-06-15
   days on market $99,900 Active 34 DOM
6. 2026-06-13
   days on market $99,900 Active 32 DOM
7. 2026-06-12
   days on market $99,900 Active 31 DOM
8. 2026-06-09
   days on market $99,900 Active 28 DOM
9. 2026-06-08
   days on market $99,900 Active 27 DOM
10. 2026-06-07
    days on market $99,900 Active 26 DOM
11. 2026-06-07
    days on market $99,900 Active 25 DOM
12. 2026-06-04
    days on market $99,900 Active 22 DOM
13. 2026-06-02
    days on market $99,900 Active 21 DOM
14. 2026-06-01
    days on market $99,900 Active 20 DOM
15. 2026-05-31
    days on market $99,900 Active 19 DOM
16. 2026-05-31
    days on market $99,900 Active 18 DOM
17. 2026-05-11
    listed $99,900 Active 801-char remark

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,951
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,906
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,268/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bathroom home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting the exterior, replacing kitchen cabinets and bathroom vanity, and repairing the exterior siding.

Repairs flagged

• Minor kitchen cabinets — existing cabinets show some wear
• Minor bathroom vanity — existing vanity shows some wear
• Minor exterior siding — some discoloration on brick siding
• Minor HVAC system — existing system may need cleaning or minor repairs

Value-add opportunities

• Resale paint exterior — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom vanity — new vanity enhances bathroom functionality and aesthetics
• Resale repair exterior siding — repairing siding improves curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets show some wear	Minor	$500–3,000
bathroom vanity · existing vanity shows some wear	Minor	$500–3,000
exterior siding · some discoloration on brick siding	Minor	$500–3,000
HVAC system · existing system may need cleaning or minor repairs	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint exterior — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom vanity — new vanity enhances bathroom functionality and aesthetics ↑
• Resale repair exterior siding — repairing siding improves curb appeal and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mccreary County
• NCES district ID: 2103990
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $22,071
• Composite: 22.24/100
• National rank: #8147
• State rank: #135 of 165 in KY

Livability — Stearns

• Score: 63/100
• State rank: #335
• US rank: #15914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stearns, KY
• Population (ZIP): 3,743

Population outlook (McCreary County) Hauer SSP2

• Today (2025): 17,097 people
• By 2030: 16,678 · -2.5%
• By 2040: 15,626 · -8.6%
• By 2050: 14,467 · -15.4%
• By 2075: 11,665 · -31.8%
• By 2100: 9,268 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Serbian 2% Portuguese 2%

Political lean MEDSL · McCreary

• 2024 margin: Solid R (+78.7) · D 10.3% · R 89.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -52.1pp · 2024: -78.7pp
• All cycles: 2024: R+78.7 2020: R+76.7 2016: R+75.3 2012: R+61.3 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 171.3902
• 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

1 event — show timeline

• 2026-05-11 Listed $99,900 ImagineMLS