21 Knox St · North Corbin, KY 40701

$64,900

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 6 Days on market

Built 1920 0.25 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Cozy bungalow on corner lot now available. Home offers two bedrooms and one bath. Features include a detached garage, covered front and back porches with a nice size lot. Contact listing broker for additional information.

Key facts

• Covered front porch
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• COVERED FRONT PORCH
• COVERED BACK PORCH

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected; One HVAC unit
• Home design: Single-family bungalow; One story; Built in 1920
• Construction: Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Partial chain-link fencing; Corner lot

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Unfinished basement with outside entry; Living room on the first floor
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $65k).

Location & tenants

• Location reads 66/100 on livability (#245 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.
• 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.
• Zoned schools: Knox County Middle School (math 17% / reading 42%, grade F, #151 of 217 statewide, top 71%, 429 students, 81% FRL).
• Market conditions: 331 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.53% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.92%
• DSCR: 1.98
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $162,440
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
770 North Hancock Ave	0.33mi	2/1.0	996 (-5%)	13mo	$160,000	$161	65
850 Hancock Ave	0.33mi	3/1.5 (+1)	1,036 (-1%)	13mo	$160,500	$155	65
135 Lewis St	0.59mi	3/1.0 (+1)	1,008 (-4%)	2mo	$130,000	$129	59
64 Beech Tree Ln Ln	0.55mi	2/2.0	1,080 (+3%)	9mo	$179,900	$167	58
507 Caldwell St	0.44mi	3/1.0 (+1)	1,104 (+5%)	12mo	$166,200	$151	56
252 Cherry Ave	0.63mi	2/1.0	1,008 (-4%)	12mo	$187,000	$186	54
195 Nelson St	0.18mi	3/2.0 (+1)	1,194 (+14%)	7mo	$180,000	$151	54
156 Sampson St	0.57mi	3/2.0 (+1)	1,064 (+2%)	12mo	$193,500	$182	52
231 Hatfield St	0.68mi	3/1.0 (+1)	1,018 (-3%)	12mo	$158,762	$156	49
602 Caldwell St	0.32mi	3/2.0 (+1)	1,117 (+7%)	21mo	$75,000	$67	48
95 East Cypress St	0.66mi	3/1.0 (+1)	1,000 (-5%)	22mo	$62,000	$62	38

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: 25.8%
• Equity multiple: 2.38×
• Total profit: $25,030
• Equity at exit: $24,984

10-year hold

• IRR: 27.6%
• Equity multiple: 4.56×
• Total profit: $64,667
• Equity at exit: $35,512

Cash invested: $18,172 (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: 5.4×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $332

Break-even live

Break-even rent $574

Max offer price $64,900

Occupancy floor 62%

Sensitivity live

Price	-10% $369	-5% $350	+0% $332	+5% $314	+10% $295
Rent	-10% $253	-5% $293	+0% $332	+5% $371	+10% $410
Rate	-1.0pp $365	-0.5pp $348	base $332	+0.5pp $315	+1.0pp $298

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $64,900 Pending 6 DOM
2. 2026-06-16
   days on market $64,900 Active 6 DOM
3. 2026-06-15
   days on market $64,900 Active 5 DOM
4. 2026-06-13
   days on market $64,900 Active 3 DOM
5. 2026-06-12
   remarks 221-char remark
6. 2026-06-12
   listed $64,900 Active 2 DOM

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,926
• − Mortgage interest: −$3,635
• − Property taxes: −$1,030
• − Insurance: −$324
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$1,888
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,229/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: 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 — North Corbin

• Score: 66/100
• State rank: #245
• US rank: #12260

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: North Corbin, KY
• 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

+46.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $64,900 Metro Search MLS
• 2003-04-01 Sold (Public Records) $44,300 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,030 · +1.7% YoY. Source: county tax records.