5768 State Hwy 1056 · Freeburn, KY 41558

$119,000

5 bd · 3.0 ba · 3,569 sqft · SingleFamily · 318 Days on market

Built 1979 1.35 ac lot $33/sqft · 19% above area Est $100k · 19% over ↓ 8% since listing

---

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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +6.5/10.0
• 1% rule +6.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

Key facts

• 1.35 acre lot
• 3 garage spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#513 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Pike County (rural): math 24% / reading 40% proficiency, ranked #98 of 165 in KY (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $4k appreciation (3.0% local appreciation)).
• Pike County population projected at -33% 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (median comp): $100,000
• List price: $119,000
• Delta: 19.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5768 State Hwy 1056	0.00mi	5/3.0	3,569 (0%)	1mo	$100,000	$28	100

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: 15.4%
• Equity multiple: 1.88×
• Total profit: $29,291
• Equity at exit: $53,479

10-year hold

• IRR: 17.1%
• Equity multiple: 3.50×
• Total profit: $83,400
• Equity at exit: $82,395

Cash invested: $33,320 (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 41558

• Home prices YoY: 2.4%
• Active inventory: 2
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $235

Break-even live

Break-even rent $1,053

Max offer price $119,000

Occupancy floor 78%

Sensitivity live

Price	-10% $302	-5% $269	+0% $235	+5% $201	+10% $167
Rent	-10% $128	-5% $181	+0% $235	+5% $288	+10% $342
Rate	-1.0pp $295	-0.5pp $265	base $235	+0.5pp $204	+1.0pp $173

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

2. 2026-01-13
   price $119,000 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

3. 2025-11-25
   status Active 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

4. 2025-07-28
   status Pending 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

5. 2025-06-27
   status Active 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

6. 2025-04-07
   status Pending 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

7. 2024-12-10
   listed $129,000 Active 249-char remark

   Show marketing remark (249 chars)

   Consider this large spacious 5 Bedroom home with beautiful inside woodwork and lots of storage space. Has an attached garage and a large, detached garage that could be used for a possible business. Large yard & garden space. Lots of potential.

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $1,103 · $92/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,205
• − Mortgage interest: −$6,666
• − Property taxes: −$1,103
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,462
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,581/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: Pike County
• NCES district ID: 2104800
• Math proficiency: 24% ▼ -24.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $32,601
• Composite: 26.14/100
• National rank: #7276
• State rank: #98 of 165 in KY

Livability — Freeburn

• Score: 48/100
• State rank: #513
• US rank: #26076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 892

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Asian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.00%
• Current HPI: 130.6839
• 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

-7.8% since first listed

7 events — show timeline

• 2026-05-12 Pending — EKAR
• 2026-01-13 Price Changed $119,000 EKAR
• 2025-11-25 Relisted — EKAR
• 2025-07-28 Pending — EKAR
• 2025-06-27 Relisted — EKAR
• 2025-04-07 Pending — EKAR
• 2024-12-10 Listed $129,000 EKAR

Property tax history

+16.5%/yr

Latest (2025): $1,103 · -0.7% YoY. Source: county tax records.