690 Huff School Rd · McKee, KY 40447

$144,000

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 4 Days on market

Built 2018 2.08 ac lot

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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 +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.8/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 2018, this spacious 4 bedroom, 2 bath home sits on 2.08 acres and offers a comfortable layout with plenty of room inside and out. The home features an open living area, a large kitchen with island, generous cabinet space, updated-style countertops, black appliances, and a nice flow into the dining and living spaces. The split bedroom layout provides privacy, with a spacious primary suite and full bath on one side of the home and additional bedrooms on the other. Enjoy peaceful country views from the covered front porch, plus room to garden, play, entertain, or simply enjoy the extra outdoor space. With over 2 acres, a newer 2018 home, and a quiet setting, this property is a great o

Key facts

• Black appliances
• Open living area
• Split bedroom layout

Tags

• OPEN LIVING AREA
• LARGE KITCHEN WITH ISLAND
• GENEROUS CABINET SPACE
• UPDATED-STYLE COUNTERTOPS
• BLACK APPLIANCES
• SPLIT BEDROOM LAYOUT

Property features AI

Finance

• Other: Lot size: approximately 2.08 acres

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured house; One story
• Construction: Vinyl siding; Composition roof; Block and pillar/post/pier foundation; Built area: 1,904
• Exterior features: Rural, trees/woods and mountain views; Not on waterfront

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: Total rooms: 10
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $125k (13.5% below list).
• Recommended offer: $125k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.5% in McKee — 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 62/100 on livability (#340 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Jackson County (rural): math 24% / reading 40% proficiency, ranked #101 of 165 in KY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jackson County Middle School (math 14% / reading 34%, grade F, #194 of 217 statewide, top 90%, 401 students, 70% FRL); Jackson County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 546 students, 65% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 77 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($996 loan paydown + $2k appreciation (1.7% local appreciation)).
• Jackson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $124,629 (13.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.87% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.40×
• Total profit: $16,214
• Equity at exit: $54,158

10-year hold

• IRR: 11.1%
• Equity multiple: 2.45×
• Total profit: $58,264
• Equity at exit: $76,009

Cash invested: $40,320 (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 40447

• Home prices YoY: 0.9%
• Active inventory: 77
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $140

Break-even live

Break-even rent $1,069

Max offer price $144,000

Occupancy floor 84%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-17
   status $144,000 Pending 4 DOM
2. 2026-06-16
   days on market $144,000 Active 4 DOM
3. 2026-06-15
   days on market $144,000 Active 3 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $144,000 Active 1 DOM

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$881/yr (+$73/mo · 246.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 19 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: $14,955
• − Mortgage interest: −$8,066
• − Property taxes: −$357
• − Insurance: −$720
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$4,189
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,861/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: Jackson County
• NCES district ID: 2102940
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $27,446
• Composite: 25.64/100
• National rank: #7402
• State rank: #101 of 165 in KY

Livability — McKee

• Score: 62/100
• State rank: #340
• US rank: #16173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,559

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 12,772 people
• By 2030: 12,285 · -3.8%
• By 2040: 11,129 · -12.9%
• By 2050: 9,933 · -22.2%
• By 2075: 7,419 · -41.9%
• By 2100: 5,555 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+81.8) · D 8.5% · R 90.3% · Other 1.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -70.1pp · 2024: -81.8pp
• All cycles: 2024: R+81.8 2020: R+79.3 2016: R+80.2 2012: R+74.2 2008: R+70.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 183.4009
• 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

• 2026-06-12 Listed $144,000 ImagineMLS

Property tax history

+2.4%/yr

Latest (2016): $357 · +9.8% YoY. Source: county tax records.