14989 Kentucky 1247 · Eubank, KY 42567

$119,900

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 40 Days on market

Built 1970 5,227 sqft lot $126/sqft · 33% below area Est $175k · 32% under

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Why this score? — see what drove the A- 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +6.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

Key facts

• Fenced yard
• New lvp flooring
• 5,227 sq ft lot

Tags

• FENCED YARD
• NEW LVP FLOORING
• WALKING DISTANCE TO BANK

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-story property; Rural subdivision
• Construction: Block foundation
• Exterior features: Vinyl siding

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Heat pump
• Interior features: No fireplace; 2 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.0% in Eubank — 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 65/100 on livability (#262 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.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eubank Elementary School (math 27% / reading 47%, grade F, #255 of 676 statewide, top 42%, 368 students, 83% FRL); Pulaski County High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 1,209 students, 57% FRL).
• Market conditions: 36 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $3k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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.
• Current owner paid $95k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $116,303 (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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $175,375
• List price: $119,900
• Delta: -31.63%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.13×
• Total profit: $37,825
• Equity at exit: $49,128

10-year hold

• IRR: 22.3%
• Equity multiple: 4.02×
• Total profit: $101,268
• Equity at exit: $72,184

Cash invested: $33,572 (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 42567

• Home prices YoY: 0.9%
• Active inventory: 36
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $438

Break-even live

Break-even rent $932

Max offer price $119,900

Occupancy floor 66%

Sensitivity live

Price	-10% $506	-5% $472	+0% $438	+5% $404	+10% $370
Rent	-10% $321	-5% $380	+0% $438	+5% $497	+10% $556
Rate	-1.0pp $499	-0.5pp $469	base $438	+0.5pp $407	+1.0pp $376

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $119,900 Active 40 DOM
2. 2026-06-18
   days on market $119,900 Active 38 DOM
3. 2026-06-17
   days on market $119,900 Active 37 DOM
4. 2026-06-16
   days on market $119,900 Active 36 DOM
5. 2026-06-15
   days on market $119,900 Active 35 DOM
6. 2026-06-13
   days on market $119,900 Active 33 DOM
7. 2026-06-12
   days on market $119,900 Active 32 DOM
8. 2026-06-09
   days on market $119,900 Active 29 DOM
9. 2026-06-08
   days on market $119,900 Active 28 DOM
10. 2026-06-07
    days on market $119,900 Active 27 DOM
11. 2026-06-07
    days on market $119,900 Active 26 DOM
12. 2026-06-04
    days on market $119,900 Active 23 DOM
13. 2026-06-02
    days on market $119,900 Active 22 DOM
14. 2026-06-01
    days on market $119,900 Active 21 DOM
15. 2026-05-31
    days on market $119,900 Active 20 DOM
16. 2026-05-31
    days on market $119,900 Active 19 DOM
17. 2026-05-11
    listed $119,900 Active 1028-char remark
18. 2022-07-05
    soldstatus $94,700
19. 2022-06-17
    soldstatus $94,700 Closed 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

20. 2022-06-01
    status Pending 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

21. 2022-05-11
    historical Contingent 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

22. 2022-04-16
    status Active 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

23. 2022-04-09
    historical Contingent 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

24. 2022-03-09
    status Active 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

25. 2022-03-08
    historical Contingent 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

26. 2022-02-14
    listed $97,900 Active 469-char remark

    Show marketing remark (469 chars)

    Are you looking to purchase your first home or downsize to a smaller house? This newly remodeled, 2 bedroom, 1 bath home sitting on 0.12 acre lot would be perfect for you! It has a new HVAC, water heater, kitchen cabinets, laminated and ceramic tile flooring, back porch railing and backyard fence. Located in downtown Eubank, within walking distance of the bank and post office! Less than a mile from Eubank Park, Elementary School and Ruckels Restaurant and Pay Lake.

27. 2019-08-25
    soldstatus $65,000
28. 2019-07-25
    soldstatus $65,000

    Show marketing remark (329 chars)

    Check out this remodeled home in Eubank. This home feature two bedrooms and one large bathroom. It has 10' ceilings through out the home as well as new floor covering, fresh paint, updated bathroom, new counter tops and more. This would make a great starter home or investment property and could qualify for a no money down loan.

29. 2019-02-11
    listed $65,000

    Show marketing remark (329 chars)

    Check out this remodeled home in Eubank. This home feature two bedrooms and one large bathroom. It has 10' ceilings through out the home as well as new floor covering, fresh paint, updated bathroom, new counter tops and more. This would make a great starter home or investment property and could qualify for a no money down loan.

30. 2017-10-13
    soldstatus $32,000

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$344/yr (+$29/mo · 50.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,837
• − Mortgage interest: −$6,716
• − Property taxes: −$687
• − Insurance: −$600
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,488
• Taxable income: $3,492
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,421/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Eubank

• Score: 65/100
• State rank: #262
• US rank: #12947

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

• Census place: Eubank, KY
• Population (ZIP): 5,150

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.28%
• Current HPI: 263.9851
• 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

+274.7% since first listed

14 events — show timeline

• 2026-05-11 Listed $119,900 ImagineMLS
• 2022-07-05 Sold (Public Records) $94,700 Public Records
• 2022-06-17 Sold (MLS) $94,700 ImagineMLS
• 2022-06-01 Pending — ImagineMLS
• 2022-05-11 Contingent — ImagineMLS
• 2022-04-16 Relisted — ImagineMLS
• 2022-04-09 Contingent — ImagineMLS
• 2022-03-09 Relisted — ImagineMLS
• 2022-03-08 Contingent — ImagineMLS
• 2022-02-14 Listed $97,900 ImagineMLS
• 2019-08-25 Sold (Public Records) $65,000 Public Records
• 2019-07-25 Sold (MLS) $65,000 ImagineMLS
• 2019-02-11 Listed $65,000 ImagineMLS
• 2017-10-13 Sold (Public Records) $32,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $687 · -2.3% YoY. Source: county tax records.