164 Laurel St · Hazard, KY 41701

$119,000

4 bd · 2.0 ba · 2,050 sqft · SingleFamily · 40 Days on market

Built 1938 Fair condition 10,019 sqft lot $58/sqft · 31% below area Est $173k · 31% under ↓ 5% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath home located on a corner lot in downtown Hazard. This property offers a 2-car detached carport, a partial basement with ample storage, and a convenient exterior office room—ideal for working from home or additional flex space. Enjoy city convenience with close proximity to services, shopping, and schools, all while taking in nice city and mountain views. A great opportunity for homeowners or investors seeking space, location, and versatility.

Key facts

• Partial basement
• Game room
• 0.23 acre lot

Tags

• EXTERIOR OFFICE SPACE
• GAME ROOM
• PARTIAL BASEMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Stucco and wood siding exterior; Shingle roof
• Exterior features: Deck; Patio

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partial basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.0% in Hazard — 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 68/100 on livability (#196 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Hazard Independent (town): math 31% / reading 48% proficiency, ranked #39 of 165 in KY (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roy G. Eversole Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 458 students, 58% FRL); Hazard Middle School (math 29% / reading 55%, grade D-, #50 of 217 statewide, top 23%, 295 students, 57% FRL); Hazard High School (math 37% / reading 32%, grade F, #76 of 254 statewide, top 34%, 277 students, 58% FRL).
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Perry County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($115k) 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $172,552
• List price: $119,000
• Delta: -31.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Oak St	0.13mi	3/1.5 (-1)	2,012 (-2%)	2mo	$219,000	$109	83
309 Lyttle Blvd	0.09mi	3/2.0 (-1)	1,800 (-12%)	4mo	$105,000	$58	67
143 Newland St	0.26mi	3/2.0 (-1)	1,944 (-5%)	15mo	$156,500	$81	62
133 Cedar St #0	0.25mi	4/1.5	1,760 (-14%)	10mo	$82,000	$47	55
211 Maple St	0.44mi	4/2.0	1,781 (-13%)	9mo	$142,000	$80	50
751 High St	0.14mi	3/2.0 (-1)	1,788 (-13%)	23mo	$120,000	$67	48

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,063
• Equity at exit: $17,743

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $37,982
• Equity at exit: $10,289

Cash invested: $33,320 (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 41701

• Home prices YoY: -14.4%
• Active inventory: 56
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $398

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 69%

Sensitivity live

Price	-10% $480	-5% $439	+0% $398	+5% $356	+10% $315
Rent	-10% $276	-5% $337	+0% $398	+5% $459	+10% $520
Rate	-1.0pp $458	-0.5pp $428	base $398	+0.5pp $367	+1.0pp $335

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $119,000 Active 40 DOM
2. 2026-06-21
   days on market $119,000 Active 39 DOM
3. 2026-06-21
   days on market $119,000 Active 38 DOM
4. 2026-06-18
   days on market $119,000 Active 36 DOM
5. 2026-06-17
   days on market $119,000 Active 35 DOM
6. 2026-06-16
   days on market $119,000 Active 34 DOM
7. 2026-06-15
   days on market $119,000 Active 33 DOM
8. 2026-06-13
   days on market $119,000 Active 31 DOM
9. 2026-06-12
   days on market $119,000 Active 30 DOM
10. 2026-06-09
    days on market $119,000 Active 27 DOM
11. 2026-06-08
    days on market $119,000 Active 26 DOM
12. 2026-06-07
    days on market $119,000 Active 25 DOM
13. 2026-06-07
    days on market $119,000 Active 24 DOM
14. 2026-06-04
    days on market $119,000 Active 21 DOM
15. 2026-06-02
    days on market $119,000 Active 20 DOM
16. 2026-06-01
    days on market $119,000 Active 19 DOM
17. 2026-05-31
    days on market $119,000 Active 18 DOM
18. 2026-05-31
    days on market $119,000 Active 17 DOM
19. 2026-05-13
    listed $119,000 Active 229-char remark
20. 2026-02-25
    soldstatus $110,000 Closed 479-char remark

    Show marketing remark (479 chars)

    Spacious 4-bedroom, 2-bath home located on a corner lot in downtown Hazard. This property offers a 2-car detached carport, a partial basement with ample storage, and a convenient exterior office room—ideal for working from home or additional flex space. Enjoy city convenience with close proximity to services, shopping, and schools, all while taking in nice city and mountain views. A great opportunity for homeowners or investors seeking space, location, and versatility.

21. 2026-01-06
    listed $125,000 479-char remark

    Show marketing remark (479 chars)

    Spacious 4-bedroom, 2-bath home located on a corner lot in downtown Hazard. This property offers a 2-car detached carport, a partial basement with ample storage, and a convenient exterior office room—ideal for working from home or additional flex space. Enjoy city convenience with close proximity to services, shopping, and schools, all while taking in nice city and mountain views. A great opportunity for homeowners or investors seeking space, location, and versatility.

22. 2026-01-06
    historical 479-char remark

    Show marketing remark (479 chars)

    Spacious 4-bedroom, 2-bath home located on a corner lot in downtown Hazard. This property offers a 2-car detached carport, a partial basement with ample storage, and a convenient exterior office room—ideal for working from home or additional flex space. Enjoy city convenience with close proximity to services, shopping, and schools, all while taking in nice city and mountain views. A great opportunity for homeowners or investors seeking space, location, and versatility.

ⓘ 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 8 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,531
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,462
• Taxable income: $3,059
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $4,037/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, roof, exterior, and interior walls.

Repairs flagged

• Major kitchen countertops — severely worn and need replacement
• Major bathroom tiles — worn and need replacement
• Major roof shingles — visible wear and need replacement
• Major exterior siding — worn and needs repainting
• Major interior walls — dated paint and some peeling
• Major windows — old and worn, need replacement

Value-add opportunities

• Resale update kitchen countertops — new countertops will improve the kitchen's appearance and functionality
• Resale replace bathroom tiles — new tiles will improve the bathroom's appearance and functionality
• Resale replace roof shingles — new shingles will improve the home's curb appeal and increase its value
• Resale paint exterior siding — new paint will improve the home's curb appeal and increase its value
• Resale paint interior walls — new paint will improve the home's curb appeal and increase its value
• Resale replace windows — new windows will improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · severely worn and need replacement	Major	$15,000–50,000
bathroom tiles · worn and need replacement	Major	$15,000–50,000
roof shingles · visible wear and need replacement	Major	$15,000–50,000
exterior siding · worn and needs repainting	Major	$15,000–50,000
interior walls · dated paint and some peeling	Major	$15,000–50,000
windows · old and worn, need replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale update kitchen countertops — new countertops will improve the kitchen's appearance and functionality ↑
• Resale replace bathroom tiles — new tiles will improve the bathroom's appearance and functionality ↑
• Resale replace roof shingles — new shingles will improve the home's curb appeal and increase its value ↑
• Resale paint exterior siding — new paint will improve the home's curb appeal and increase its value ↑
• Resale paint interior walls — new paint will improve the home's curb appeal and increase its value ↑
• Resale replace windows — new windows will improve the home's curb appeal and increase its value ↑

ⓘ 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: Hazard Independent
• NCES district ID: 2102670
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $35,115
• Composite: 32.59/100
• National rank: #5676
• State rank: #39 of 165 in KY

Livability — Hazard

• Score: 68/100
• State rank: #196
• US rank: #9701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazard, KY
• Population (ZIP): 16,646

Population outlook (Perry County) Hauer SSP2

• Today (2025): 24,976 people
• By 2030: 23,390 · -6.4%
• By 2040: 20,270 · -18.8%
• By 2050: 17,547 · -29.7%
• By 2075: 12,599 · -49.6%
• By 2100: 9,358 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -27.5pp toward R · 2008: -32.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.3 2016: R+57.0 2012: R+58.5 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.13%
• Current HPI: 143.629
• 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

-4.8% since first listed

4 events — show timeline

• 2026-05-13 Listed $119,000 EKAR
• 2026-02-25 Sold (MLS) $110,000 EKAR
• 2026-01-06 Delisted — EKAR
• 2026-01-06 Listed $125,000 EKAR