600 John Cash Rd · Brodhead, KY 40419

$150,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 23 Days on market

Built 1970 5.00 ac lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Are you looking for country living? Your search is over! 3 bedroom; 1 bath; living room; eat in kitchen; partial basement; 5 acres of cleared farm land; barn included; small pond in the back left corner.

Key facts

• Covered front porch
• Wood stove
• Eat in kitchen

Tags

• LARGE LIVING ROOM
• WOOD STOVE
• EAT IN KITCHEN
• COVERED FRONT PORCH
• 5 ACRES OF CLEARED FARM LAND
• SMALL POND

Property features AI

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch/patio; Pond; Barn(s)

Interior

• Kitchen: Range; Oven; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Wood stove; Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Partial unfinished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $85 ($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 $130k (13.6% below list).
• Recommended offer: $130k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#317 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Lincoln County (rural): math 20% / reading 35% proficiency, ranked #131 of 165 in KY (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crab Orchard Elementary School (math 12% / reading 27%, grade F, #572 of 676 statewide, top 88%, 298 students, 77% FRL); Lincoln County Middle School (math 18% / reading 38%, grade F, #165 of 217 statewide, top 77%, 745 students, 67% FRL); Lincoln County High School (math 24% / reading 32%, grade F, #151 of 254 statewide, top 61%, 951 students, 63% FRL).
• Market conditions: 26 active listings in the ZIP; 91 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.8% local appreciation)).
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $94k; list at $150k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $129,613 (13.6% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.52×
• Total profit: $21,923
• Equity at exit: $65,843

10-year hold

• IRR: 11.8%
• Equity multiple: 2.72×
• Total profit: $72,330
• Equity at exit: $100,242

Cash invested: $42,000 (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 40419

• Home prices YoY: 1.2%
• Active inventory: 26
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $85

Break-even live

Break-even rent $1,189

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $150,000 Active 23 DOM
2. 2026-06-18
   remarks 489-char remark
3. 2026-06-18
   days on market $150,000 Active 22 DOM
4. 2026-06-17
   days on market $150,000 Active 21 DOM
5. 2026-06-16
   days on market $150,000 Active 20 DOM
6. 2026-06-16
   remarks 463-char remark
7. 2026-06-16
   status $150,000 Active 19 DOM
8. 2026-06-15
   days on market $150,000 Active Under Contract 19 DOM
9. 2026-06-14
   days on market $150,000 Active Under Contract 17 DOM
10. 2026-06-12
    days on market $150,000 Active Under Contract 16 DOM
11. 2026-06-09
    days on market $150,000 Active Under Contract 13 DOM
12. 2026-06-08
    days on market $150,000 Active Under Contract 12 DOM
13. 2026-06-07
    days on market $150,000 Active Under Contract 11 DOM
14. 2026-06-07
    statusdays on market $150,000 Active Under Contract 10 DOM
15. 2026-06-03
    days on market $150,000 Active 7 DOM
16. 2026-06-02
    days on market $150,000 Active 6 DOM
17. 2026-06-01
    days on market $150,000 Active 5 DOM
18. 2026-05-31
    days on market $150,000 Active 4 DOM
19. 2026-05-30
    days on market $150,000 Active 3 DOM
20. 2026-05-27
    listed $150,000 Active
21. 2019-06-07
    soldstatus $93,500
22. 2019-05-31
    soldstatus $95,000 203-char remark

    Show marketing remark (203 chars)

    Are you looking for country living? Your search is over! 3 bedroom; 1 bath; living room; eat in kitchen; partial basement; 5 acres of cleared farm land; barn included; small pond in the back left corner.

23. 2019-01-04
    listed $95,000 203-char remark

    Show marketing remark (203 chars)

    Are you looking for country living? Your search is over! 3 bedroom; 1 bath; living room; eat in kitchen; partial basement; 5 acres of cleared farm land; barn included; small pond in the back left corner.

24. 2016-10-26
    soldstatus $75,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$210/yr (+$17/mo · 19.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,554
• − Mortgage interest: −$8,402
• − Property taxes: −$1,080
• − Insurance: −$750
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,364
• Taxable loss: −$1,531
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $1,385/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: Lincoln County
• NCES district ID: 2103480
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $35,356
• Composite: 22.68/100
• National rank: #8042
• State rank: #131 of 165 in KY

Livability — Brodhead

• Score: 63/100
• State rank: #317
• US rank: #15193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,128

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 23,293 people
• By 2030: 22,392 · -3.9%
• By 2040: 20,336 · -12.7%
• By 2050: 18,016 · -22.7%
• By 2075: 12,976 · -44.3%
• By 2100: 8,446 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Serbian 1% Italian 1%
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+61.2) · D 18.9% · R 80.0% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -38.5pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+57.1 2016: R+57.3 2012: R+41.9 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.81%
• Current HPI: 240.487
• 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

+100.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $150,000 RASKMLS
• 2019-06-07 Sold (Public Records) $93,500 Public Records
• 2019-05-31 Sold (MLS) $95,000 ImagineMLS
• 2019-01-04 Listed $95,000 ImagineMLS
• 2016-10-26 Sold (Public Records) $75,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,080 · -4.3% YoY. Source: county tax records.