10810 406 Hwy · Roark, KY 40979

$129,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 149 Days on market

Built 1972 Good condition 0.50 ac lot ↓ 13% since listing

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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).

• Cash flow +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Immaculate two bedroom, two bath home situated on a nice lot with a beautiful yard in a peaceful rural setting. This well maintained property will qualify FHA, VA and other government backed loans and reflects true pride of ownership with quality construction throughout.

Key facts

• 0.5 acre lot
• Built 1972
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-49 ($-589/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.3% below list).
• Recommended offer: $107k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Leslie County (rural): math 35% / reading 46% proficiency, ranked #36 of 165 in KY (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Leslie County population projected at -35% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,632 (17.3% 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 149 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.1

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: 6.0%
• Equity multiple: 1.34×
• Total profit: $12,429
• Equity at exit: $58,004

10-year hold

• IRR: 8.9%
• Equity multiple: 2.35×
• Total profit: $48,671
• Equity at exit: $89,391

Cash invested: $36,120 (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 40979

• Active inventory: 5
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-49

Break-even live

Break-even rent $1,128

Max offer price $121,896

Occupancy floor 100%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-04
   days on market $129,000 Active 149 DOM
2. 2026-06-02
   days on market $129,000 Active 148 DOM
3. 2026-06-01
   days on market $129,000 Active 147 DOM
4. 2026-05-31
   days on market $129,000 Active 146 DOM
5. 2026-05-31
   days on market $129,000 Active 145 DOM
6. 2026-02-23
   price $129,000 271-char remark

   Show marketing remark (271 chars)

   Immaculate two bedroom, two bath home situated on a nice lot with a beautiful yard in a peaceful rural setting. This well maintained property will qualify FHA, VA and other government backed loans and reflects true pride of ownership with quality construction throughout.

7. 2026-01-03
   listed $149,000 Active 271-char remark

   Show marketing remark (271 chars)

   Immaculate two bedroom, two bath home situated on a nice lot with a beautiful yard in a peaceful rural setting. This well maintained property will qualify FHA, VA and other government backed loans and reflects true pride of ownership with quality construction throughout.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,796
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,753
• Taxable loss: −$2,810
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $85/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in a rural setting offers a good investment opportunity with minor cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom cleaning — Dirty surfaces

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvement — Enhances curb appeal and value
• Resale Kitchen cabinet refinishing — Improves kitchen appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom cleaning · Dirty surfaces	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvement — Enhances curb appeal and value ↑
• Resale Kitchen cabinet refinishing — Improves kitchen appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Leslie County
• NCES district ID: 2103330
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $29,367
• Composite: 32.9/100
• National rank: #5604
• State rank: #36 of 165 in KY

Livability — Roark

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-13.4% since first listed

2 events — show timeline

• 2026-02-23 Price Changed $129,000 ImagineMLS
• 2026-01-03 Listed $149,000 ImagineMLS