124 Laurel St · Hazard, KY 41701

$79,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily · 21 Days on market

Built 1935 Fair condition 6,970 sqft lot Est $121k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property or a flip. Updated metal roof. Located within walking distance of downtown and Memorial Gym.

Key facts

• Updated metal roof
• 6,970 sq ft lot
• Built 1935

Tags

• UPDATED METAL ROOF
• WALKING DISTANCE OF DOWNTOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stone construction
• Exterior features: Metal roof

Interior

• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Hardwood and laminate flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 4.9% in Hazard — 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 68/100 on livability (#196 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Hazard Independent (town): math 31% / reading 48% proficiency, ranked #39 of 165 in KY (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hazard High School (math 37% / reading 32%, grade F, #76 of 254 statewide, top 34%, 277 students, 58% FRL).
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Perry County population projected at -30% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.95% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.43%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $120,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Lyttle Blvd	0.08mi	3/2.0	1,800 (0%)	4mo	$105,000	$58	89
362 Poplar St	0.25mi	4/2.0 (+1)	1,739 (-3%)	1mo	$255,000	$147	73
131 Oak St	0.10mi	3/1.5	2,012 (+12%)	2mo	$219,000	$109	72
133 Cedar St #0	0.24mi	4/1.5 (+1)	1,760 (-2%)	9mo	$82,000	$47	70
751 High St	0.12mi	3/2.0	1,788 (-1%)	23mo	$120,000	$67	70
416 Lyttle Blvd	0.16mi	3/1.0	1,700 (-6%)	20mo	$220,000	$129	67
211 Maple St	0.46mi	4/2.0 (+1)	1,781 (-1%)	9mo	$142,000	$80	60
143 Newland St	0.22mi	3/2.0	1,944 (+8%)	15mo	$156,500	$81	60
331 Elm St	0.41mi	2/1.0 (-1)	2,000 (+11%)	9mo	$12,500	$6	50
339 Elm St	0.42mi	2/1.0 (-1)	2,000 (+11%)	9mo	$12,500	$6	49
640 Sun Valley Ter	0.74mi	3/2.0	1,548 (-14%)	12mo	$90,000	$58	28

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: 32.2%
• Equity multiple: 2.36×
• Total profit: $29,996
• Equity at exit: $11,779

10-year hold

• IRR: 39.3%
• Equity multiple: 4.68×
• Total profit: $81,292
• Equity at exit: $6,830

Cash invested: $22,120 (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 41701

• Home prices YoY: -14.4%
• Active inventory: 56
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $672

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 51%

Sensitivity live

Price	-10% $726	-5% $699	+0% $672	+5% $644	+10% $617
Rent	-10% $550	-5% $611	+0% $672	+5% $732	+10% $793
Rate	-1.0pp $711	-0.5pp $692	base $672	+0.5pp $651	+1.0pp $630

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $79,000 Active 21 DOM
2. 2026-06-18
   days on market $79,000 Active 19 DOM
3. 2026-06-17
   days on market $79,000 Active 18 DOM
4. 2026-06-16
   days on market $79,000 Active 17 DOM
5. 2026-06-15
   days on market $79,000 Active 16 DOM
6. 2026-06-13
   days on market $79,000 Active 14 DOM
7. 2026-06-12
   days on market $79,000 Active 13 DOM
8. 2026-06-09
   days on market $79,000 Active 10 DOM
9. 2026-06-08
   days on market $79,000 Active 9 DOM
10. 2026-06-07
    days on market $79,000 Active 8 DOM
11. 2026-06-07
    days on market $79,000 Active 7 DOM
12. 2026-06-04
    days on market $79,000 Active 4 DOM
13. 2026-06-02
    days on market $79,000 Active 3 DOM
14. 2026-06-01
    days on market $79,000 Active 2 DOM
15. 2026-05-31
    remarks 118-char remark
16. 2026-05-31
    listed $79,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,494
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$2,298
• Taxable income: $7,232
• Est. tax owed @ 24.0%: −$1,736
• After-tax cash flow: $6,323/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 · 13 photos

Fair 45/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a fair condition. Immediate focus should be on the structural issues and exterior maintenance to improve its resale and rental value.

Repairs flagged

• Major Exposed framing in kitchen and bath — Structural damage
• Major Exposed ceiling in living room — Structural damage
• Major Overgrown vegetation — Aesthetic and safety hazard

Value-add opportunities

• Resale Metal roof replacement — Long-lasting, weatherproof
• Resale Exterior painting — Enhances curb appeal
• Rental Landscaping and yard maintenance — Attracts tenants
• Both Kitchen and bath renovations — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen and bath · Structural damage	Major	$15,000–50,000
Exposed ceiling in living room · Structural damage	Major	$15,000–50,000
Overgrown vegetation · Aesthetic and safety hazard	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Metal roof replacement — Long-lasting, weatherproof ↑
• Resale Exterior painting — Enhances curb appeal ↑
• Rental Landscaping and yard maintenance — Attracts tenants ↑
• Both Kitchen and bath renovations — Improves functionality and aesthetics ↑

ⓘ 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: Hazard Independent
• NCES district ID: 2102670
• Math proficiency: 31% ▼ -17.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $35,115
• Composite: 32.59/100
• National rank: #5676
• State rank: #39 of 165 in KY

Livability — Hazard

• Score: 68/100
• State rank: #196
• US rank: #9701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazard, KY
• Population (ZIP): 16,646

Population outlook (Perry County) Hauer SSP2

• Today (2025): 24,976 people
• By 2030: 23,390 · -6.4%
• By 2040: 20,270 · -18.8%
• By 2050: 17,547 · -29.7%
• By 2075: 12,599 · -49.6%
• By 2100: 9,358 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -27.5pp toward R · 2008: -32.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.3 2016: R+57.0 2012: R+58.5 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.13%
• Current HPI: 143.629
• 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

1 event — show timeline

• 2026-05-31 Listed $79,000 EKAR