165 Hill Top · Eddyville, KY 42038

$99,900

2 bd · 2.0 ba · 1,216 sqft · Other public records · 94 Days on market

Built 1990 0.70 ac lot

---

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
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy lake living in the heart of Grand Rivers Ky? Here is your opportunity. This 1280-square-foot home features 2 bedrooms, 2 full baths, screen in back porch, and comes furnished. Bring your toothbrush and swimsuit. This home sits on a permanent foundation on 2 spacious wooded lots. There is a 24 X 30 garage to store your lake toys. To make this retreat truly turnkey, the sale also includes a 2000-year 21-foot Party Barge Pontoon with a 90-horsepower motor ready for the lake. There is a slip at Buzzard Rock Marina with a lift already paid up until June for the summer. Located just minutes from both Kentucky Lake and Lake Barkley. What else could you be looking for? This home has everything you need to start your lake life. Grand Rivers is such a sought-after location; this one won't last long.

Key facts

• Spacious wooded lots
• Screen in back porch
• Permanent foundation

Tags

• SCREEN IN BACK PORCH
• PERMANENT FOUNDATION
• SPACIOUS WOODED LOTS
• SOUGHT-AFTER LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 3.7% in Eddyville — 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 (#174 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D+, amenities F, commute F.
• Livingston County (rural): math 27% / reading 39% proficiency, ranked #80 of 165 in KY (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.51% ✓
• Cap rate: 22.92%
• Cash-on-cash: 59.37%
• DSCR: 3.64
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.0%
• Equity multiple: 3.57×
• Total profit: $71,932
• Equity at exit: $14,895

10-year hold

• IRR: 62.9%
• Equity multiple: 7.29×
• Total profit: $176,050
• Equity at exit: $8,638

Cash invested: $27,972 (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 42038

• Home prices YoY: -30.7%
• Active inventory: 117
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,506 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $1,384

Break-even live

Break-even rent $754

Max offer price $99,900

Occupancy floor 40%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 94 DOM
2. 2026-06-17
   days on market $99,900 Active 93 DOM
3. 2026-06-16
   days on market $99,900 Active 92 DOM
4. 2026-06-15
   days on market $99,900 Active 91 DOM
5. 2026-06-13
   days on market $99,900 Active 89 DOM
6. 2026-06-12
   days on market $99,900 Active 88 DOM
7. 2026-06-09
   days on market $99,900 Active 85 DOM
8. 2026-06-08
   days on market $99,900 Active 84 DOM
9. 2026-06-07
   days on market $99,900 Active 83 DOM
10. 2026-06-05
    days on market $99,900 Active 81 DOM
11. 2026-06-04
    days on market $99,900 Active 79 DOM
12. 2026-06-02
    days on market $99,900 Active 78 DOM
13. 2026-06-01
    days on market $99,900 Active 77 DOM
14. 2026-05-31
    days on market $99,900 Active 76 DOM
15. 2026-05-31
    days on market $99,900 Active 75 DOM
16. 2026-03-13
    listed $99,900 Active 806-char remark

    Show marketing remark (806 chars)

    Enjoy lake living in the heart of Grand Rivers Ky? Here is your opportunity. This 1280-square-foot home features 2 bedrooms, 2 full baths, screen in back porch, and comes furnished. Bring your toothbrush and swimsuit. This home sits on a permanent foundation on 2 spacious wooded lots. There is a 24 X 30 garage to store your lake toys. To make this retreat truly turnkey, the sale also includes a 2000-year 21-foot Party Barge Pontoon with a 90-horsepower motor ready for the lake. There is a slip at Buzzard Rock Marina with a lift already paid up until June for the summer. Located just minutes from both Kentucky Lake and Lake Barkley. What else could you be looking for? This home has everything you need to start your lake life. Grand Rivers is such a sought-after location; this one won't last long.

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$493/yr (+$41/mo · 134.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $30,074
• − Mortgage interest: −$5,596
• − Property taxes: −$366
• − Insurance: −$500
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$2,906
• Taxable income: $15,895
• Est. tax owed @ 24.0%: −$3,815
• After-tax cash flow: $12,792/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: Livingston County
• NCES district ID: 2103510
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 39% ▼ -17.00%
• Median HH income: $41,875
• Composite: 27.87/100
• National rank: #6873
• State rank: #80 of 165 in KY

Livability — Eddyville

• Score: 69/100
• State rank: #174
• US rank: #8755

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): 6,045

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 8,790 people
• By 2030: 8,413 · -4.3%
• By 2040: 7,709 · -12.3%
• By 2050: 7,090 · -19.3%
• By 2075: 6,046 · -31.2%
• By 2100: 5,202 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.9% · Other 1.3%
• 2008→2024 swing: -35.4pp toward R · 2008: -27.6pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+61.4 2016: R+57.8 2012: R+38.6 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.82%
• Current HPI: 148.5677
• 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

• 2026-03-13 Listed $99,900 WKRMLS

Property tax history

+2.0%/yr

Latest (2025): $366 · +0.7% YoY. Source: county tax records.