34 Bridge Fork Rd · Stearns, KY 42653

$60,000

4 bd · 1.0 ba · 792 sqft · SingleFamily public records · 220 Days on market

Built 1926 0.67 ac lot $76/sqft · 43% below area Est $105k · 43% under ↓ 28% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

Key facts

• 0.67 acre lot
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#335 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Mccreary County (rural): math 22% / reading 35% proficiency, ranked #135 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (2.9% local appreciation)).
• McCreary County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $23k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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: 1.53% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.10%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $104,732
• List price: $60,000
• Delta: -42.71%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.73×
• Total profit: $29,141
• Equity at exit: $26,497

10-year hold

• IRR: 31.4%
• Equity multiple: 5.34×
• Total profit: $72,939
• Equity at exit: $40,465

Cash invested: $16,800 (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 42653

• Home prices YoY: 1.8%
• Active inventory: 30
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $351

Break-even live

Break-even rent $474

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $385	-5% $368	+0% $351	+5% $334	+10% $317
Rent	-10% $279	-5% $315	+0% $351	+5% $388	+10% $424
Rate	-1.0pp $382	-0.5pp $367	base $351	+0.5pp $336	+1.0pp $320

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   status $60,000 Pending 220 DOM
2. 2026-05-31
   days on market $60,000 Active 220 DOM
3. 2026-05-31
   days on market $60,000 Active 219 DOM
4. 2026-04-30
   price $60,000 292-char remark

   Show marketing remark (292 chars)

   This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

5. 2026-04-07
   status Active 292-char remark

   Show marketing remark (292 chars)

   This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

6. 2025-10-15
   status Pending 292-char remark

   Show marketing remark (292 chars)

   This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

7. 2025-05-07
   status Active 292-char remark

   Show marketing remark (292 chars)

   This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

8. 2025-04-02
   status Pending 292-char remark

   Show marketing remark (292 chars)

   This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

9. 2025-03-28
   listed $83,000 Active 292-char remark

   Show marketing remark (292 chars)

   This is the first time this home has been on market and is looking for its new owners. Home features 1 bedroom on main level and 2 bedrooms upstairs. Enclosed back porch with gas heat. Home will need some repairs. This home is being sold as-is and will not qualify for FHA/VA home loans.

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$98/yr (+$8/mo · 23.4%)

ⓘ 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 ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,025
• − Mortgage interest: −$3,361
• − Property taxes: −$418
• − Insurance: −$300
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,745
• Taxable income: $3,437
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,391/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: Mccreary County
• NCES district ID: 2103990
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $22,071
• Composite: 22.24/100
• National rank: #8147
• State rank: #135 of 165 in KY

Livability — Stearns

• Score: 63/100
• State rank: #335
• US rank: #15914

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stearns, KY
• Population (ZIP): 3,911

Population outlook (McCreary County) Hauer SSP2

• Today (2025): 17,097 people
• By 2030: 16,678 · -2.5%
• By 2040: 15,626 · -8.6%
• By 2050: 14,467 · -15.4%
• By 2075: 11,665 · -31.8%
• By 2100: 9,268 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Italian 3% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McCreary

• 2024 margin: Solid R (+78.7) · D 10.3% · R 89.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -52.1pp · 2024: -78.7pp
• All cycles: 2024: R+78.7 2020: R+76.7 2016: R+75.3 2012: R+61.3 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 164.4688
• 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

-27.7% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $60,000 ImagineMLS
• 2026-04-07 Relisted — ImagineMLS
• 2025-10-15 Pending — ImagineMLS
• 2025-05-07 Relisted — ImagineMLS
• 2025-04-02 Pending — ImagineMLS
• 2025-03-28 Listed $83,000 ImagineMLS

Property tax history

+3.0%/yr

Latest (2025): $418 · +41.1% YoY. Source: county tax records.