212 Bayview Dr · Eddyville, KY 42038

$289,000

3 bd · 1.5 ba · 896 sqft · SingleFamily public records · 23 Days on market

0.63 ac lot Est $238k · 21% over · waterfront ↓ 11% since listing

---

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
• DSCR +4.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Wake up to shimmering lake views from your own backyard on Eddy Creek at Eddy Bay. This 4-bedroom, 1.5-bath retreat is the lake escape you've been waiting for, whether you're seeking a weekend getaway or ready to simplify into a full-time lakefront home. The open-concept kitchen and living area keep you connected to the water from morning coffee to sunsets, while the covered back porch and front deck give you two perfect perches to soak it a ll in. The lower-level 2-car garage keeps your boats, gear, and vehicles out of the elements, and dual driveway access means there's always room for guests. All this with the convenience of a marina, interstate, and the City of Eddyville just minutes aw

Key facts

• Front deck
• Lower-level garage
• Lake views

Tags

• LAKE VIEWS
• BACKYARD ON EDDY CREEK
• OPEN-CONCEPT KITCHEN
• COVERED BACK PORCH
• FRONT DECK
• LOWER-LEVEL GARAGE

Property features AI

Exterior

• Parking: 2-car garage; Gravel parking
• Security: Smoke detectors
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Stucco and wood siding exterior; Composition roof
• Exterior features: Covered patio/deck; Deck; Wooded lot; View; Workshop

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Disposal; Electric water heater
• Flooring: Carpet; Ceramic tile; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $241k (16.5% below list).
• Recommended offer: $241k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.5% 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: amenities F, commute F, employment F.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lyon County Elementary School (math 42% / reading 57%, grade D, #100 of 676 statewide, top 16%, 457 students, 58% FRL); Lyon County Middle School (math 51% / reading 54%, grade C+, #16 of 217 statewide, top 7%, 243 students, 51% FRL); Lyon County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 298 students, 46% FRL).
• Market conditions: 118 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,389 (16.5% 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 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. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $238,291
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1343 Palisades Dr	0.05mi	3/3.0	936 (+4%)	19mo	$184,000	$197	69
462 Saratoga Hts	1.43mi	2/1.0 (-1)	950 (+6%)	12mo	$113,900	$120	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-39,915
• Equity at exit: $43,091

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-26,093
• Equity at exit: $24,987

Cash invested: $80,920 (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: 118
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $110

Break-even live

Break-even rent $2,275

Max offer price $289,000

Occupancy floor 90%

Sensitivity live

Price	-10% $274	-5% $192	+0% $110	+5% $28	+10% $-54
Rent	-10% $-81	-5% $15	+0% $110	+5% $205	+10% $301
Rate	-1.0pp $255	-0.5pp $183	base $110	+0.5pp $35	+1.0pp $-41

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $289,000 Active 23 DOM
2. 2026-06-21
   days on market $289,000 Active 22 DOM
3. 2026-06-18
   days on market $289,000 Active 20 DOM
4. 2026-06-17
   days on market $289,000 Active 19 DOM
5. 2026-06-16
   days on market $289,000 Active 18 DOM
6. 2026-06-15
   days on market $289,000 Active 17 DOM
7. 2026-06-13
   days on market $289,000 Active 15 DOM
8. 2026-06-12
   days on market $289,000 Active 14 DOM
9. 2026-06-09
   days on market $289,000 Active 11 DOM
10. 2026-06-08
    days on market $289,000 Active 10 DOM
11. 2026-06-07
    days on market $289,000 Active 9 DOM
12. 2026-06-07
    days on market $289,000 Active 8 DOM
13. 2026-06-04
    days on market $289,000 Active 5 DOM
14. 2026-06-02
    days on market $289,000 Active 4 DOM
15. 2026-06-01
    days on market $289,000 Active 3 DOM
16. 2026-05-31
    days on market $289,000 Active 2 DOM
17. 2026-05-29
    listed $289,000 Active
18. 2024-09-28
    price $315,000
19. 2024-09-11
    listed $325,000 Active

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$553/yr (+$46/mo · 28.6%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,967
• − Mortgage interest: −$16,188
• − Property taxes: −$1,933
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$8,407
• Taxable loss: −$3,642
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $2,193/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 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 (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

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 · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

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

-11.1% since first listed

3 events — show timeline

• 2026-05-29 Listed $289,000 WKRMLS
• 2024-09-28 Price Changed $315,000 WKRMLS
• 2024-09-11 Listed $325,000 WKRMLS

Property tax history

+7.2%/yr

Latest (2025): $1,933 · +63.4% YoY. Source: county tax records.