1747 Indian Creek-gray Rd · Corbin, KY 40701

$89,999

2 bd · 1.0 ba · 1,485 sqft · SingleFamily · 101 Days on market

Poor condition 16 ac lot ↓ 9% since listing

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

Key facts

• 16 acre property
• Unrestricted land
• 16 acre lot

Tags

• 16 ACRE PROPERTY
• CLEARED AND WOODED LAND
• UNRESTRICTED LAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.4% in Corbin — 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 69/100 on livability (#179 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Knox County (town): math 24% / reading 38% proficiency, ranked #116 of 165 in KY (top 70%) — 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.
• Market conditions: 331 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $2k appreciation (1.8% local appreciation)).
• Knox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $81,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.19% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.78×
• Total profit: $19,550
• Equity at exit: $34,646

10-year hold

• IRR: 17.2%
• Equity multiple: 3.26×
• Total profit: $56,928
• Equity at exit: $49,245

Cash invested: $25,200 (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 40701

• Home prices YoY: 0.6%
• Active inventory: 331
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $222

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 74%

Sensitivity live

Price	-10% $285	-5% $253	+0% $222	+5% $191	+10% $160
Rent	-10% $138	-5% $180	+0% $222	+5% $265	+10% $307
Rate	-1.0pp $268	-0.5pp $245	base $222	+0.5pp $199	+1.0pp $175

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $89,999 Active 101 DOM
2. 2026-06-21
   days on market $89,999 Active 100 DOM
3. 2026-06-18
   days on market $89,999 Active 98 DOM
4. 2026-06-17
   days on market $89,999 Active 97 DOM
5. 2026-06-16
   days on market $89,999 Active 96 DOM
6. 2026-06-15
   days on market $89,999 Active 95 DOM
7. 2026-06-13
   days on market $89,999 Active 93 DOM
8. 2026-06-12
   days on market $89,999 Active 92 DOM
9. 2026-06-09
   days on market $89,999 Active 89 DOM
10. 2026-06-08
    days on market $89,999 Active 88 DOM
11. 2026-06-07
    days on market $89,999 Active 87 DOM
12. 2026-06-07
    days on market $89,999 Active 86 DOM
13. 2026-06-04
    days on market $89,999 Active 83 DOM
14. 2026-06-02
    days on market $89,999 Active 82 DOM
15. 2026-06-01
    days on market $89,999 Active 81 DOM
16. 2026-05-31
    days on market $89,999 Active 80 DOM
17. 2026-05-31
    days on market $89,999 Active 79 DOM
18. 2026-04-23
    status Active 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

19. 2026-04-23
    price $89,999 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

20. 2025-10-26
    status Active 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

21. 2025-06-03
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

22. 2025-06-03
    historical 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

23. 2025-05-24
    status Active 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

24. 2025-05-08
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

25. 2025-04-05
    listed $99,000 Active 820-char remark

    Show marketing remark (820 chars)

    Discover the potential of this beautiful 16-acre property located between Corbin and Barbourville, KY! This secluded parcel offers a mix of cleared and wooded land, providing the perfect blend of privacy and open space for a variety of uses. Whether you're looking to build your dream home, move in a manufactured home, or enjoy the land for recreational purposes, the possibilities are endless. An older home currently sits on the property—livable but in need of repairs—giving buyers a head start with existing electric and water connections already in place. Home is being sold As-Is. Best of all, the land is unrestricted, allowing for ultimate flexibility. Located less than 10 miles from both Corbin and Barbourville, this property combines peaceful seclusion with convenient access to town amenities.

ⓘ 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 ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,826
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,618
• Taxable income: $1,314
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,353/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become livable and marketable. Immediate attention to the roof, exterior, and interior is critical.

Repairs flagged

• Major roof — Large sections of the roof are missing
• Major exterior siding — Severe weathering and damage
• Major windows — Missing and broken windows
• Major flooring — Worn-out and in need of replacement
• Major interior walls/paint — Paint peeling and general wear
• Major bathrooms — Dirty and in need of cleaning

Value-add opportunities

• Both Roof replacement — Critical to the structural integrity and safety of the property
• Both Exterior siding repair/replacement — Improves the curb appeal and structural integrity
• Both Window replacement — Enhances safety and energy efficiency
• Both Flooring replacement — Improves the living space and adds value
• Both Interior wall and paint repair — Enhances the living space and adds value
• Both Bathroom cleaning and updates — Enhances the living space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Large sections of the roof are missing	Major	$15,000–50,000
exterior siding · Severe weathering and damage	Major	$15,000–50,000
windows · Missing and broken windows	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
interior walls/paint · Paint peeling and general wear	Major	$15,000–50,000
bathrooms · Dirty and in need of cleaning	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Roof replacement — Critical to the structural integrity and safety of the property ↑
• Both Exterior siding repair/replacement — Improves the curb appeal and structural integrity ↑
• Both Window replacement — Enhances safety and energy efficiency ↑
• Both Flooring replacement — Improves the living space and adds value ↑
• Both Interior wall and paint repair — Enhances the living space and adds value ↑
• Both Bathroom cleaning and updates — Enhances the living space and adds 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: Knox County
• NCES district ID: 2103150
• Math proficiency: 24% ▼ -20.00%
• Reading proficiency: 38% ▼ -19.00%
• Median HH income: $24,965
• Composite: 24.59/100
• National rank: #7636
• State rank: #116 of 165 in KY

Livability — Corbin

• Score: 69/100
• State rank: #179
• US rank: #8891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 29,767

Population outlook (Knox County) Hauer SSP2

• Today (2025): 30,741 people
• By 2030: 29,887 · -2.8%
• By 2040: 27,940 · -9.1%
• By 2050: 25,826 · -16.0%
• By 2075: 20,895 · -32.0%
• By 2100: 16,238 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+71.1) · D 13.8% · R 85.0% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -44.6pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+67.0 2016: R+67.7 2012: R+53.9 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.82%
• Current HPI: 294.7961
• 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

-9.1% since first listed

8 events — show timeline

• 2026-04-23 Relisted — ImagineMLS
• 2026-04-23 Price Changed $89,999 ImagineMLS
• 2025-10-26 Relisted — ImagineMLS
• 2025-06-03 Pending — ImagineMLS
• 2025-06-03 Listing Removed — ImagineMLS
• 2025-05-24 Relisted — ImagineMLS
• 2025-05-08 Pending — ImagineMLS
• 2025-04-05 Listed $99,000 ImagineMLS