575 Wells Fork Rd · Hazard, KY 41774

$55,000

1 bd · 1.0 ba · 1,300 sqft · SingleFamily · 148 Days on market

Built 2017 Good condition 1.50 ac lot $42/sqft · 90% above area ↓ 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Built in 2017, this unfinished cabin is a blank canvas ready for your personal touch. Featuring 1 bedroom, 1 bath, and upstairs loft rooms, the layout offers flexibility and charm. Electric is connected, water meter is set with lines run to the house, and septic system with piping is already in place. Nestled on 1.5 acres, this property offers privacy and potential for a cozy cabin retreat or homestead getaway.

Key facts

• 1.5 acres
• Water meter is set
• Septic system

Tags

• ELECTRIC IS CONNECTED
• WATER METER IS SET
• SEPTIC SYSTEM
• 1.5 ACRES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.9% 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-, schools D+, amenities F.
• Perry County (rural): math 23% / reading 42% proficiency, ranked #96 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.71% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.24%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $28,917
• List price: $55,000
• Delta: 90.20%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.3%
• Equity multiple: 2.66×
• Total profit: $25,518
• Equity at exit: $24,720

10-year hold

• IRR: 29.8%
• Equity multiple: 5.19×
• Total profit: $64,524
• Equity at exit: $38,090

Cash invested: $15,400 (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 41774

• Home prices YoY: 2.7%
• Active inventory: 5
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $296

Break-even live

Break-even rent $565

Max offer price $55,000

Occupancy floor 64%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 148 DOM
2. 2026-06-17
   price $55,000 Active 147 DOM
3. 2026-06-17
   days on market $65,000 Active 147 DOM
4. 2026-06-16
   days on market $65,000 Active 146 DOM
5. 2026-06-15
   days on market $65,000 Active 145 DOM
6. 2026-06-13
   days on market $65,000 Active 143 DOM
7. 2026-06-12
   days on market $65,000 Active 142 DOM
8. 2026-06-09
   days on market $65,000 Active 139 DOM
9. 2026-06-08
   days on market $65,000 Active 138 DOM
10. 2026-06-07
    days on market $65,000 Active 137 DOM
11. 2026-06-05
    days on market $65,000 Active 135 DOM
12. 2026-06-04
    days on market $65,000 Active 133 DOM
13. 2026-06-02
    days on market $65,000 Active 132 DOM
14. 2026-06-01
    days on market $65,000 Active 131 DOM
15. 2026-05-31
    days on market $65,000 Active 130 DOM
16. 2026-05-31
    days on market $65,000 Active 129 DOM
17. 2026-03-20
    price $70,000 414-char remark

    Show marketing remark (414 chars)

    Built in 2017, this unfinished cabin is a blank canvas ready for your personal touch. Featuring 1 bedroom, 1 bath, and upstairs loft rooms, the layout offers flexibility and charm. Electric is connected, water meter is set with lines run to the house, and septic system with piping is already in place. Nestled on 1.5 acres, this property offers privacy and potential for a cozy cabin retreat or homestead getaway.

18. 2026-03-11
    price $75,000 414-char remark

    Show marketing remark (414 chars)

    Built in 2017, this unfinished cabin is a blank canvas ready for your personal touch. Featuring 1 bedroom, 1 bath, and upstairs loft rooms, the layout offers flexibility and charm. Electric is connected, water meter is set with lines run to the house, and septic system with piping is already in place. Nestled on 1.5 acres, this property offers privacy and potential for a cozy cabin retreat or homestead getaway.

19. 2026-01-21
    listed $82,000 Active 414-char remark

    Show marketing remark (414 chars)

    Built in 2017, this unfinished cabin is a blank canvas ready for your personal touch. Featuring 1 bedroom, 1 bath, and upstairs loft rooms, the layout offers flexibility and charm. Electric is connected, water meter is set with lines run to the house, and septic system with piping is already in place. Nestled on 1.5 acres, this property offers privacy and potential for a cozy cabin retreat or homestead getaway.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,278
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$1,072
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$1,600
• Taxable income: $2,895
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $2,856/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

Good 75/100 Moderate rehab

This unfinished cabin is in good condition with a moderate level of renovation needed. The interior is under construction, and finishing touches will make it move-in ready.

Repairs flagged

• Minor interior drywall — Drywall is not yet installed in the interior spaces.
• Minor flooring — Subflooring is in place, but the flooring is not yet installed.
• Moderate interior finishing — The interior spaces are under construction and require finishing touches.

Value-add opportunities

• Both interior drywall installation — Completing the drywall will provide a finished look and improve the home's appearance.
• Both flooring installation — Installing flooring will complete the interior spaces and make the home move-in ready.
• Both interior finishing — Finishing the interior spaces will make the home move-in ready and improve its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior drywall · Drywall is not yet installed in the interior spaces.	Minor	$500–3,000
flooring · Subflooring is in place, but the flooring is not yet installed.	Minor	$500–3,000
interior finishing · The interior spaces are under construction and require finishing touches.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both interior drywall installation — Completing the drywall will provide a finished look and improve the home's appearance. ↑
• Both flooring installation — Installing flooring will complete the interior spaces and make the home move-in ready. ↑
• Both interior finishing — Finishing the interior spaces will make the home move-in ready and improve its resale 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: Perry County
• NCES district ID: 2104770
• Math proficiency: 23% ▼ -23.00%
• Reading proficiency: 42% ▼ -19.00%
• Median HH income: $32,540
• Composite: 26.53/100
• National rank: #7196
• State rank: #96 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

• Population (ZIP): 2,350

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 9% Serbian 5% Italian 4%

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: ▲ 3.00%
• Current HPI: 113.5988
• 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

-14.6% since first listed

3 events — show timeline

• 2026-03-20 Price Changed $70,000 EKAR
• 2026-03-11 Price Changed $75,000 EKAR
• 2026-01-21 Listed $82,000 EKAR