518 17th St · Corbin, KY 40701

$149,000

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 38 Days on market

7,500 sqft lot Est $140k · 7% over

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Why this score? — see what drove the D+ 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 +15.4/30.0
• Appreciation +5.9/10.0
• DSCR +4.7/10.0
• ARV discount +4.5/15.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This move-in ready 3-bedroom, 1-bath home offers comfort, convenience, and affordability in a prime location. Convenient to shopping, dining, schools, and local amenities, this is a nice opportunity to own a home close to everything Corbin has to offer.

Key facts

• 7,500 sq ft lot
• Listed 38 days

Property features AI

Finance

• Other: Building area approximately 1,265 (area provided)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public water
• Home design: Single-story house
• Construction: Vinyl siding construction; Other foundation type
• Exterior features: Shingle roof; Vinyl siding; Lot in city limits; Public water; Not on waterfront

Interior

• Kitchen: Microwave; Cooktop; Range
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Microwave, Cooktop, Range; Laminate flooring; Crawl space foundation (basement: crawl space); No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $57 ($679/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.7% below list).
• Recommended offer: $138k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.3% 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.
• Corbin Independent (town): math 42% / reading 50% proficiency, ranked #20 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corbin Elementary School (math 53% / reading 58%, grade C, #60 of 676 statewide, top 9%, 373 students, 61% FRL); Corbin Middle School (math 46% / reading 56%, grade C, #20 of 217 statewide, top 10%, 646 students, 58% FRL); Corbin High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 829 students, 53% FRL).
• Market conditions: 331 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 65 units permitted in Whitley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• Whitley County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $149k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $137,500 (7.7% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 S Kentucky Ave	0.46mi	3/1.0	1,560 (+2%)	0mo	$100,500	$64	76
1508 Palmer St	0.26mi	3/2.0	1,580 (+3%)	7mo	$239,000	$151	73
1912 Goodwin St	0.17mi	3/1.0	1,456 (-5%)	23mo	$129,900	$89	64
206 14th St	0.32mi	3/1.0	1,444 (-6%)	14mo	$99,900	$69	64
117 15th St	0.26mi	3/2.0	1,692 (+10%)	11mo	$205,000	$121	58
1407 Spruce St	0.24mi	3/2.5	1,368 (-11%)	18mo	$120,000	$88	49
706 Conductor St	0.61mi	3/2.0	1,708 (+11%)	14mo	$210,000	$123	37
906 W 8th St	0.70mi	3/2.0	1,326 (-14%)	9mo	$169,000	$127	33
703 West 5th St	0.75mi	2/2.0 (-1)	1,421 (-8%)	18mo	$130,000	$91	29
902 South Kentucky Ave	0.55mi	2/1.0 (-1)	1,328 (-14%)	22mo	$50,000	$38	29
802 Bolton Ave	0.72mi	2/1.0 (-1)	1,316 (-14%)	19mo	$128,000	$97	21

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.30×
• Total profit: $12,512
• Equity at exit: $57,359

10-year hold

• IRR: 9.3%
• Equity multiple: 2.23×
• Total profit: $51,378
• Equity at exit: $81,529

Cash invested: $41,720 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $57

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 91%

Sensitivity live

Price	-10% $160	-5% $108	+0% $57	+5% $5	+10% $-46
Rent	-10% $-52	-5% $2	+0% $57	+5% $111	+10% $165
Rate	-1.0pp $132	-0.5pp $94	base $57	+0.5pp $18	+1.0pp $-21

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 W 5th St Corbin, KY	3.0	1.0	1186	$1,375	$1.16	44d	1	0.85mi

Listing history 24 events

1. 2026-06-21
   days on market $149,000 Active 38 DOM
2. 2026-06-18
   days on market $149,000 Active 36 DOM
3. 2026-06-17
   days on market $149,000 Active 35 DOM
4. 2026-06-16
   days on market $149,000 Active 34 DOM
5. 2026-06-15
   days on market $149,000 Active 33 DOM
6. 2026-06-13
   days on market $149,000 Active 31 DOM
7. 2026-06-12
   days on market $149,000 Active 30 DOM
8. 2026-06-09
   days on market $149,000 Active 27 DOM
9. 2026-06-08
   days on market $149,000 Active 26 DOM
10. 2026-06-07
    days on market $149,000 Active 25 DOM
11. 2026-06-04
    days on market $149,000 Active 21 DOM
12. 2026-06-02
    days on market $149,000 Active 20 DOM
13. 2026-06-01
    days on market $149,000 Active 19 DOM
14. 2026-05-31
    days on market $149,000 Active 18 DOM
15. 2026-05-31
    days on market $149,000 Active 17 DOM
16. 2026-05-22
    price $149,000
17. 2026-05-12
    historical
18. 2026-05-02
    price $159,900
19. 2026-04-06
    price $169,900
20. 2026-02-26
    price $179,900
21. 2026-01-19
    listed $159,900 Active
22. 2026-01-19
    listed $189,900 Active
23. 2020-09-21
    soldstatus $90,000
24. 2020-05-01
    soldstatus $90,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,500
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,335
• Taxable loss: −$1,801
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,111/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: Corbin Independent
• NCES district ID: 2101320
• Math proficiency: 42% ▼ -19.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $36,928
• Composite: 38.19/100
• National rank: #4259
• State rank: #20 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

• Census place: Corbin, KY
• Population (ZIP): 29,767

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 35,362 people
• By 2030: 34,807 · -1.6%
• By 2040: 33,525 · -5.2%
• By 2050: 32,550 · -8.0%
• By 2075: 29,555 · -16.4%
• By 2100: 24,308 · -31.3%

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 · Whitley

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -47.7pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+67.2 2012: R+57.8 2008: R+47.7

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

+65.6% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $149,000 ImagineMLS
• 2026-05-12 Listing Removed — ImagineMLS
• 2026-05-02 Price Changed $159,900 ImagineMLS
• 2026-04-06 Price Changed $169,900 ImagineMLS
• 2026-02-26 Price Changed $179,900 ImagineMLS
• 2026-01-19 Listed $189,900 ImagineMLS
• 2026-01-19 Listed $159,900 ImagineMLS
• 2020-09-21 Sold (Public Records) $90,000 Public Records
• 2020-05-01 Sold (Public Records) $90,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $296 · -3.8% YoY. Source: county tax records.