600 Highway 610 West · Virgie, KY 41572

$174,000

4 bd · 2.0 ba · 2,334 sqft · SingleFamily public records · 78 Days on market

Built 1953 0.30 ac lot $75/sqft · 38% below area Est $207k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +11.3/30.0
• Appreciation +6.3/10.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this charming 4-bedroom, 2-bath property where classic character meets everyday functionality. Original hardwood flooring flows throughout much of the home, adding warmth and timeless appeal, while the kitchen offers a perfect blend of charm and modern convenience. The thoughtfully designed layout features four spacious bedrooms, including a private ensuite. Enjoy a bright and inviting living and dining area highlighted by gleaming hardwood floors and abundant natural light. The unfinished basement offers incredible potential for future expansion, complete with a half bath and convenient exterior access.

Key facts

• Unfinished basement
• Private ensuite
• 0.3 acre lot

Tags

• ORIGINAL HARDWOOD FLOORING
• PRIVATE ENSUITE
• BRIGHT LIVING AND DINING AREA
• UNFINISHED BASEMENT
• CONVENIENT EXTERIOR ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (22.4% below list).
• Recommended offer: $135k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#468 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime C-, amenities F, commute 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.
• Zoned schools: Belfry Middle School (math 27% / reading 44%, grade F, #94 of 217 statewide, top 44%, 349 students, 75% FRL) — zoned schools average 75% FRL vs 54% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 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 $6k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $128k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,045 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (median comp): $206,700
• List price: $174,000
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
654 Ky Hwy 610 W	0.08mi	4/2.0	2,152 (-8%)	12mo	$188,000	$87	73
638 Indian Creek Rd	0.60mi	5/2.5 (+1)	2,078 (-11%)	3mo	$100,000	$48	45

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

Projected returns pro-forma

2.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.19×
• Total profit: $9,274
• Equity at exit: $73,778

10-year hold

• IRR: 6.9%
• Equity multiple: 2.00×
• Total profit: $48,884
• Equity at exit: $110,347

Cash invested: $48,720 (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 41572

• Home prices YoY: 1.9%
• Active inventory: 14
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$72
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-118

Break-even live

Break-even rent $1,500

Max offer price $153,189

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-69	+0% $-118	+5% $-167	+10% $-216
Rent	-10% $-224	-5% $-171	+0% $-118	+5% $-64	+10% $-11
Rate	-1.0pp $-30	-0.5pp $-74	base $-118	+0.5pp $-163	+1.0pp $-209

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $174,000 Active 78 DOM
2. 2026-06-21
   days on market $174,000 Active 77 DOM
3. 2026-06-21
   days on market $174,000 Active 76 DOM
4. 2026-06-18
   days on market $174,000 Active 74 DOM
5. 2026-06-17
   days on market $174,000 Active 73 DOM
6. 2026-06-16
   days on market $174,000 Active 72 DOM
7. 2026-06-15
   days on market $174,000 Active 71 DOM
8. 2026-06-13
   days on market $174,000 Active 69 DOM
9. 2026-06-12
   days on market $174,000 Active 68 DOM
10. 2026-06-09
    days on market $174,000 Active 65 DOM
11. 2026-06-08
    days on market $174,000 Active 64 DOM
12. 2026-06-07
    days on market $174,000 Active 63 DOM
13. 2026-06-07
    days on market $174,000 Active 62 DOM
14. 2026-06-04
    days on market $174,000 Active 59 DOM
15. 2026-06-02
    days on market $174,000 Active 58 DOM
16. 2026-06-01
    days on market $174,000 Active 57 DOM
17. 2026-05-31
    days on market $174,000 Active 56 DOM
18. 2026-05-31
    days on market $174,000 Active 55 DOM
19. 2026-05-19
    price $174,000 627-char remark

    Show marketing remark (627 chars)

    Welcome home to this charming 4-bedroom, 2-bath property where classic character meets everyday functionality. Original hardwood flooring flows throughout much of the home, adding warmth and timeless appeal, while the kitchen offers a perfect blend of charm and modern convenience. The thoughtfully designed layout features four spacious bedrooms, including a private ensuite. Enjoy a bright and inviting living and dining area highlighted by gleaming hardwood floors and abundant natural light. The unfinished basement offers incredible potential for future expansion, complete with a half bath and convenient exterior access.

20. 2026-04-06
    listed $179,000 Active 627-char remark

    Show marketing remark (627 chars)

    Welcome home to this charming 4-bedroom, 2-bath property where classic character meets everyday functionality. Original hardwood flooring flows throughout much of the home, adding warmth and timeless appeal, while the kitchen offers a perfect blend of charm and modern convenience. The thoughtfully designed layout features four spacious bedrooms, including a private ensuite. Enjoy a bright and inviting living and dining area highlighted by gleaming hardwood floors and abundant natural light. The unfinished basement offers incredible potential for future expansion, complete with a half bath and convenient exterior access.

21. 2022-11-30
    soldstatus $127,500
22. 2022-11-21
    soldstatus $127,500 Closed 286-char remark

    Show marketing remark (286 chars)

    4 bedroom, 2.5 bath, concrete block raised ranch located on KY 610 (across from the Family Dollar Store near the mouth of Long Fork of Virgie). Asphalt driveway partial unfinished walkout basement (could be finished for more living space. Conveniently located to shopping, schools, etc.

23. 2022-10-21
    status Pending 286-char remark

    Show marketing remark (286 chars)

    4 bedroom, 2.5 bath, concrete block raised ranch located on KY 610 (across from the Family Dollar Store near the mouth of Long Fork of Virgie). Asphalt driveway partial unfinished walkout basement (could be finished for more living space. Conveniently located to shopping, schools, etc.

24. 2022-07-13
    listed $139,000 Active 286-char remark

    Show marketing remark (286 chars)

    4 bedroom, 2.5 bath, concrete block raised ranch located on KY 610 (across from the Family Dollar Store near the mouth of Long Fork of Virgie). Asphalt driveway partial unfinished walkout basement (could be finished for more living space. Conveniently located to shopping, schools, etc.

25. 2021-05-14
    soldstatus $100,000
26. 2021-05-13
    soldstatus $100,000
27. 2020-12-15
    listed $110,000

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 22 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: −$9,747
• − Property taxes: −$1,730
• − Insurance: −$1,536
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,062
• Taxable loss: −$4,462
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $-343/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 — Virgie

• Score: 55/100
• State rank: #468
• US rank: #23365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,266

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%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 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: ▲ 2.54%
• Current HPI: 136.9759
• 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

+58.2% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $174,000 EKAR
• 2026-04-06 Listed $179,000 EKAR
• 2022-11-30 Sold (Public Records) $127,500 Public Records
• 2022-11-21 Sold (MLS) $127,500 EKAR
• 2022-10-21 Pending — EKAR
• 2022-07-13 Listed $139,000 EKAR
• 2021-05-14 Sold (Public Records) $100,000 Public Records
• 2021-05-13 Sold (MLS) $100,000 EKAR
• 2020-12-15 Listed $110,000 EKAR

Property tax history

+7.6%/yr

Latest (2025): $1,730 · -0.7% YoY. Source: county tax records.