36 Teaberry Ln · Ezel, KY 40387

$99,900

3 bd · 1.0 ba · 1,400 sqft · Other · 11 Days on market

0.46 ac lot $71/sqft · 44% below area Est $179k · 44% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Appreciation +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

MOTIVATED SELLER!! You can't beat this price!! Check out this perfect getaway or full time residence! Ranch cabin with three bedrooms and one full bath. Full kitchen with dishwasher. Front living room with approx 13x28 family room off the back of home overlooking the woods. The home sits on a spacious 0.46 acre lot with large carport. Fully covered front porch and partially covered side deck for your enjoyment listening to the rain fall on the metal roof. Approx 16 miles from Morehead. The new Dollar Store is minutes away. And your choice of boats ramps within 4-10 miles to enjoy Cave Run Lake. Plan a day at the Red River Gorge which is nearby! This would also be a great location for an ABN

Key facts

• Covered front porch
• Full kitchen
• Spacious lot

Tags

• FULL KITCHEN
• FRONT LIVING ROOM
• SPACIOUS LOT
• LARGE CARPORT
• COVERED FRONT PORCH
• PARTIALLY COVERED SIDE DECK

Property features AI

Exterior

• Parking: Driveway; Carport
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Natural gas not available; Water connected
• Home design: Cabin-style property; Single-story
• Construction: Metal roof; Wood siding; Block foundation; Other construction materials
• Exterior features: Wooded lot with many trees; Chain link fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Propane tank (leased); Heat pump cooling
• Interior features: Ceiling fans; Fireplace; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% vs local median 3.4% in Ezel — 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 61/100 on livability (#375 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D+, amenities F, commute F.
• Menifee County (rural): math 21% / reading 40% proficiency, ranked #113 of 165 in KY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Menifee Central School (662 students, 82% FRL); Menifee County High School (math 17% / reading 37%, grade F, #158 of 254 statewide, top 68%, 287 students, 78% FRL) — zoned schools average 80% FRL vs 64% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 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.
• Menifee County population projected at -21% 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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

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 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?
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: 1.10% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (median comp): $179,186
• List price: $99,900
• Delta: -44.25%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,556
• Equity at exit: $14,895

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $24,070
• 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 40387

• Home prices YoY: -1.6%
• Active inventory: 66
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $279

Break-even live

Break-even rent $740

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $336	-5% $308	+0% $279	+5% $251	+10% $223
Rent	-10% $193	-5% $236	+0% $279	+5% $323	+10% $366
Rate	-1.0pp $330	-0.5pp $305	base $279	+0.5pp $253	+1.0pp $227

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 30 events

1. 2026-06-21
   days on market $99,900 Active 11 DOM
2. 2026-06-18
   days on market $99,900 Active 8 DOM
3. 2026-06-17
   days on market $99,900 Active 7 DOM
4. 2026-06-16
   days on market $99,900 Active 6 DOM
5. 2026-06-15
   days on market $99,900 Active 5 DOM
6. 2026-06-14
   days on market $99,900 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $99,900 Active 2 DOM
8. 2026-06-10
   days on market $99,900 Active 49 DOM
9. 2026-06-09
   days on market $99,900 Active 48 DOM
10. 2026-06-08
    days on market $99,900 Active 47 DOM
11. 2026-06-07
    days on market $99,900 Active 46 DOM
12. 2026-06-03
    days on market $99,900 Active 42 DOM
13. 2026-06-02
    days on market $99,900 Active 41 DOM
14. 2026-06-01
    days on market $99,900 Active 40 DOM
15. 2026-05-31
    days on market $99,900 Active 39 DOM
16. 2026-05-31
    days on market $99,900 Active 38 DOM
17. 2026-05-14
    price $99,900 765-char remark
18. 2026-05-04
    price $109,000 765-char remark
19. 2026-04-22
    historical
20. 2026-04-22
    status Active
21. 2026-04-21
    listed $119,000 Active 765-char remark
22. 2026-04-20
    historical
23. 2026-04-03
    price $119,000
24. 2026-03-06
    price $129,900
25. 2026-01-14
    price $135,000
26. 2025-10-20
    listed $145,000 Active
27. 2020-10-06
    soldstatus $65,000
28. 2007-08-01
    soldstatus $53,000
29. 1998-12-01
    soldstatus $20,500
30. 1994-04-01
    soldstatus $7,500

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$626/yr (+$52/mo · 269.1%)

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

Taxation est. · year 1

• Rental income: $13,128
• − Mortgage interest: −$5,596
• − Property taxes: −$233
• − Insurance: −$500
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,906
• Taxable income: $1,793
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $2,922/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: Menifee County
• NCES district ID: 2104080
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $32,414
• Composite: 24.86/100
• National rank: #7587
• State rank: #113 of 165 in KY

Livability — Ezel

• Score: 61/100
• State rank: #375
• US rank: #17739

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A- Health & safety D+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,805

Population outlook (Menifee County) Hauer SSP2

• Today (2025): 6,403 people
• By 2030: 6,264 · -2.2%
• By 2040: 5,790 · -9.6%
• By 2050: 5,037 · -21.3%
• By 2075: 3,738 · -41.6%
• By 2100: 2,519 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 1% Scotch-Irish 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Menifee

• 2024 margin: Solid R (+57.7) · D 20.2% · R 77.9% · Other 2.0%
• 2008→2024 swing: -62.6pp toward R · 2008: 4.9pp · 2024: -57.7pp
• All cycles: 2024: R+57.7 2020: R+50.3 2016: R+47.1 2012: R+16.8 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.58%
• Current HPI: 215.8197
• 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

+1232.0% since first listed

16 events — show timeline

• 2026-06-10 Listing Removed — ImagineMLS
• 2026-05-14 Price Changed $99,900 ImagineMLS
• 2026-05-04 Price Changed $109,000 ImagineMLS
• 2026-04-22 Listing Removed — ImagineMLS
• 2026-04-22 Relisted — ImagineMLS
• 2026-04-21 Listed $99,900 ImagineMLS
• 2026-04-21 Listed $119,000 ImagineMLS
• 2026-04-20 Listing Removed — ImagineMLS
• 2026-04-03 Price Changed $119,000 ImagineMLS
• 2026-03-06 Price Changed $129,900 ImagineMLS
• 2026-01-14 Price Changed $135,000 ImagineMLS
• 2025-10-20 Listed $145,000 ImagineMLS
• 2020-10-06 Sold (Public Records) $65,000 Public Records
• 2007-08-01 Sold (Public Records) $53,000 Public Records
• 1998-12-01 Sold (Public Records) $20,500 Public Records
• 1994-04-01 Sold (Public Records) $7,500 Public Records

Property tax history

-8.1%/yr

Latest (2023): $233 · -24.3% YoY. Source: county tax records.