4359 Highway 830 Rd · Corbin, KY 40701

$115,900

3 bd · 2.0 ba · 980 sqft · SingleFamily public records · 29 Days on market

Built 2023 1.00 ac lot $118/sqft · 20% below area Est $145k · 20% under

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Why this score? — see what drove the C 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 +15.7/30.0
• ARV discount +15.0/15.0
• Appreciation +5.9/10.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to peaceful country living in Corbin, Kentucky. This 3 bedroom, 2 full bath home, built in 2023, sits on a full 1 acre lot and offers a spacious, open layout designed for comfortable everyday living and easy entertaining. Step inside to find a large living area that flows seamlessly into the kitchen and dining space, creating an open feel with plenty of room for gathering. The kitchen features ample cabinet storage, generous counter space, and a functional layout that keeps everything within reach. The split-bedroom design provides added privacy, with a primary suite separated from the additional bedrooms. Each room offers natural light and flexibility for family, guests, or a home office. Outside, enjoy the full acre of open space with room to spread out, garden, or simply take in the surrounding views. The home also features a covered front entry and a rear deck, perfect for relaxing or grilling. If you are looking for a newer, move-in ready home with space inside and out, this one is a must-see. Schedule your showing today.

Key facts

• Large living area
• Natural light
• Split-bedroom design

Tags

• FULL ACRE LOT
• LARGE LIVING AREA
• AMPLE CABINET STORAGE
• GENEROUS COUNTER SPACE
• SPLIT-BEDROOM DESIGN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $50 ($601/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 $97k (16.3% below list).
• Recommended offer: $97k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Laurel County (town): math 51% / reading 56% proficiency, ranked #8 of 165 in KY (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 331 active listings in the ZIP; 16 units permitted in Laurel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($801 loan paydown + $2k appreciation (1.8% local appreciation)).
• At projected returns (1.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $96,986 (16.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.84% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $144,736
• List price: $115,900
• Delta: -19.92%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Kentucky Rte 233 Hwy	0.15mi	2/1.0 (-1)	1,044 (+6%)	3mo	$150,000	$144	71

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: 5.8%
• Equity multiple: 1.31×
• Total profit: $10,067
• Equity at exit: $44,617

10-year hold

• IRR: 9.4%
• Equity multiple: 2.25×
• Total profit: $40,538
• Equity at exit: $63,417

Cash invested: $32,452 (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: 10.0×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $50

Break-even live

Break-even rent $906

Max offer price $115,900

Occupancy floor 90%

Sensitivity live

Price	-10% $116	-5% $83	+0% $50	+5% $17	+10% $-16
Rent	-10% $-27	-5% $12	+0% $50	+5% $88	+10% $127
Rate	-1.0pp $108	-0.5pp $80	base $50	+0.5pp $20	+1.0pp $-11

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Active 1059-char remark

   Show marketing remark (1059 chars)

   Welcome home to peaceful country living in Corbin, Kentucky. This 3 bedroom, 2 full bath home, built in 2023, sits on a full 1 acre lot and offers a spacious, open layout designed for comfortable everyday living and easy entertaining. Step inside to find a large living area that flows seamlessly into the kitchen and dining space, creating an open feel with plenty of room for gathering. The kitchen features ample cabinet storage, generous counter space, and a functional layout that keeps everything within reach. The split-bedroom design provides added privacy, with a primary suite separated from the additional bedrooms. Each room offers natural light and flexibility for family, guests, or a home office. Outside, enjoy the full acre of open space with room to spread out, garden, or simply take in the surrounding views. The home also features a covered front entry and a rear deck, perfect for relaxing or grilling. If you are looking for a newer, move-in ready home with space inside and out, this one is a must-see. Schedule your showing today.

2. 2026-04-03
   status Pending 1059-char remark

   Show marketing remark (1059 chars)

   Welcome home to peaceful country living in Corbin, Kentucky. This 3 bedroom, 2 full bath home, built in 2023, sits on a full 1 acre lot and offers a spacious, open layout designed for comfortable everyday living and easy entertaining. Step inside to find a large living area that flows seamlessly into the kitchen and dining space, creating an open feel with plenty of room for gathering. The kitchen features ample cabinet storage, generous counter space, and a functional layout that keeps everything within reach. The split-bedroom design provides added privacy, with a primary suite separated from the additional bedrooms. Each room offers natural light and flexibility for family, guests, or a home office. Outside, enjoy the full acre of open space with room to spread out, garden, or simply take in the surrounding views. The home also features a covered front entry and a rear deck, perfect for relaxing or grilling. If you are looking for a newer, move-in ready home with space inside and out, this one is a must-see. Schedule your showing today.

3. 2026-03-26
   listed $119,900 Active 1059-char remark

   Show marketing remark (1059 chars)

   Welcome home to peaceful country living in Corbin, Kentucky. This 3 bedroom, 2 full bath home, built in 2023, sits on a full 1 acre lot and offers a spacious, open layout designed for comfortable everyday living and easy entertaining. Step inside to find a large living area that flows seamlessly into the kitchen and dining space, creating an open feel with plenty of room for gathering. The kitchen features ample cabinet storage, generous counter space, and a functional layout that keeps everything within reach. The split-bedroom design provides added privacy, with a primary suite separated from the additional bedrooms. Each room offers natural light and flexibility for family, guests, or a home office. Outside, enjoy the full acre of open space with room to spread out, garden, or simply take in the surrounding views. The home also features a covered front entry and a rear deck, perfect for relaxing or grilling. If you are looking for a newer, move-in ready home with space inside and out, this one is a must-see. Schedule your showing today.

4. 2023-02-03
   soldstatus $228,000
5. 1998-06-01
   soldstatus $20,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $997 · $83/mo
• Expected delta: +$276/yr (+$23/mo · 38.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,638
• − Mortgage interest: −$6,492
• − Property taxes: −$720
• − Insurance: −$580
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$3,372
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $934/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: Laurel County
• NCES district ID: 2103210
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $36,577
• Composite: 44.39/100
• National rank: #2814
• State rank: #8 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

• Population (ZIP): 29,767

Population outlook (Laurel County) Hauer SSP2

• Today (2025): 62,602 people
• By 2030: 63,310 · +1.1%
• By 2040: 63,706 · +1.8%
• By 2050: 62,705 · +0.2%
• By 2075: 58,574 · -6.4%
• By 2100: 50,888 · -18.7%

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 · Laurel

• 2024 margin: Solid R (+69.9) · D 14.5% · R 84.3% · Other 1.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -58.0pp · 2024: -69.9pp
• All cycles: 2024: R+69.9 2020: R+66.7 2016: R+69.1 2012: R+63.6 2008: R+58.0

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

+499.5% since first listed

5 events — show timeline

• 2026-05-05 Relisted — ImagineMLS
• 2026-04-03 Pending — ImagineMLS
• 2026-03-26 Listed $119,900 ImagineMLS
• 2023-02-03 Sold (Public Records) $228,000 Public Records
• 1998-06-01 Sold (Public Records) $20,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $720 · +0.9% YoY. Source: county tax records.