34 N Shady Ln · Eubank, KY 42567

$120,000

2 bd · 1.0 ba · 1,456 sqft · SingleFamily · 11 Days on market

Fair condition 0.85 ac lot

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Investment Opportunity in the Heart of Eubank, KY! Calling all investors, flippers, and DIY enthusiasts! This charming fixer-upper is packed with potential and ready for its next chapter. Situated on a nearly 1-acre flat lot, this property offers plenty of space to bring your vision to life. Inside, you'll find 2 bedrooms, 1 oversized bathroom, a spacious living room, and a generously sized kitchen, providing a solid foundation for renovations and updates. The home is topped with a durable metal roof, offering peace of mind for years to come. Step outside and discover even more possibilities. A quaint goldfish pond awaits a little TLC and could become a beautiful focal point for the prope

Key facts

• Durable metal roof
• Goldfish pond
• Peaceful views

Tags

• NEARLY 1-ACRE FLAT LOT
• DURABLE METAL ROOF
• GOLDFISH POND
• PEACEFUL VIEWS

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Single-story house
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a house
• Exterior features: Barn(s); Other exterior features

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: 2 total rooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning unit(s)
• Interior features: Eat-in kitchen; Fireplace
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.8% vs local median 4.8% 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: Pulaski County High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 1,209 students, 57% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $120,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.70%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $257,712
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
980 Sandidge Rd	0.54mi	2/2.0	1,300 (-11%)	9mo	$229,999	$177	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.7%
• Equity multiple: 1.97×
• Total profit: $32,633
• Equity at exit: $49,169

10-year hold

• IRR: 19.8%
• Equity multiple: 3.69×
• Total profit: $90,236
• Equity at exit: $72,244

Cash invested: $33,600 (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: $1,500 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $356

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $439	-5% $397	+0% $356	+5% $314	+10% $273
Rent	-10% $237	-5% $296	+0% $356	+5% $415	+10% $474
Rate	-1.0pp $416	-0.5pp $386	base $356	+0.5pp $325	+1.0pp $293

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Old Highway 70 Eubank, KY	3.0	1.5	1483	$1,500	$1.01	44d	1	0.25mi

Listing history 10 events

1. 2026-06-12
   statusdays on market $120,000 Pending 11 DOM
2. 2026-06-09
   days on market $120,000 Active 10 DOM
3. 2026-06-08
   days on market $120,000 Active 9 DOM
4. 2026-06-07
   days on market $120,000 Active 8 DOM
5. 2026-06-07
   days on market $120,000 Active 7 DOM
6. 2026-06-04
   days on market $120,000 Active 4 DOM
7. 2026-06-02
   days on market $120,000 Active 3 DOM
8. 2026-06-01
   days on market $120,000 Active 2 DOM
9. 2026-05-31
   remarks 699-char remark
10. 2026-05-31
    listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,000
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,491
• Taxable income: $2,507
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,667/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 · 11 photos

Fair 45/100 Moderate rehab

This fixer-upper offers significant potential for renovation and improvement, with a focus on updating the kitchen and bathrooms to enhance both resale and rental value.

Repairs flagged

• Major tile flooring in kitchen and bath — damaged and needs replacement
• Major cabinets in kitchen — worn and need updating
• Major outdated appliances in kitchen — need replacement for modern look
• Major outdated fixtures in bath — need replacement for modern look
• Major paint peeling on interior walls — needs repainting

Value-add opportunities

• Resale painting interior walls — enhances curb appeal and interior aesthetics
• Resale replacing tile flooring — modernizes the space and improves functionality
• Resale upgrading appliances — modernizes the kitchen and improves functionality
• Resale replacing outdated fixtures — modernizes the bathroom and improves functionality
• Both upgrading HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
tile flooring in kitchen and bath · damaged and needs replacement	Major	$15,000–50,000
cabinets in kitchen · worn and need updating	Major	$15,000–50,000
outdated appliances in kitchen · need replacement for modern look	Major	$15,000–50,000
outdated fixtures in bath · need replacement for modern look	Major	$15,000–50,000
paint peeling on interior walls · needs repainting	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale painting interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replacing tile flooring — modernizes the space and improves functionality ↑
• Resale upgrading appliances — modernizes the kitchen and improves functionality ↑
• Resale replacing outdated fixtures — modernizes the bathroom and improves functionality ↑
• Both upgrading HVAC system — improves comfort and energy efficiency ↑

ⓘ 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: 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

• 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

1 event — show timeline

• 2026-05-30 Listed $120,000 ImagineMLS