37 Burnett St · Williamsburg, KY 40769

$88,750

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 135 Days on market

Built 2004 9,147 sqft lot $79/sqft · 42% below area Est $153k · 42% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Appreciation +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

Key facts

• New upgrades
• Remodeled
• Covered back deck

Tags

• REMODELED
• NEW UPGRADES
• COVERED BACK DECK
• MODERN TOUCHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.9% in Williamsburg — 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 69/100 on livability (#168 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Williamsburg Independent (town): math 19% / reading 38% proficiency, ranked #126 of 165 in KY (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 95 active listings in the ZIP; 65 units permitted in Whitley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $614 of loan paydown is wiped out by about $657 of value loss. Plan a longer hold.
• Whitley County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $89k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $78,100 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $153,089
• List price: $88,750
• Delta: -42.03%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Windy Hill Ln	0.40mi	3/1.5	1,066 (-5%)	10mo	$164,000	$154	64
102 Chad St	0.59mi	3/1.5	1,062 (-5%)	1mo	$55,000	$52	61
671 Old Corbin Pike Rd	0.43mi	3/2.0	1,200 (+7%)	10mo	$185,000	$154	60
40 Lawson St	0.65mi	3/2.0	1,056 (-6%)	9mo	$120,000	$114	53
61 Windy Hill Ln	0.40mi	3/1.5	1,260 (+12%)	10mo	$155,000	$123	50
68 Lindenberg Dr	0.47mi	2/1.0 (-1)	1,248 (+11%)	15mo	$82,500	$66	38

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

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.15×
• Total profit: $3,716
• Equity at exit: $22,533

10-year hold

• IRR: 9.5%
• Equity multiple: 1.95×
• Total profit: $23,641
• Equity at exit: $24,620

Cash invested: $24,850 (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 40769

• Home prices YoY: -0.5%
• Active inventory: 95
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$465
• Tax est. 1.5%: −$111 /mo · $1,331/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $147

Break-even live

Break-even rent $776

Max offer price $88,750

Occupancy floor 80%

Sensitivity live

Price	-10% $208	-5% $177	+0% $147	+5% $116	+10% $85
Rent	-10% $71	-5% $109	+0% $147	+5% $185	+10% $223
Rate	-1.0pp $191	-0.5pp $169	base $147	+0.5pp $124	+1.0pp $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: $22,188
• Closing costs: $2,662
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $88,750 Pending 135 DOM
2. 2026-06-08
   days on market $88,750 Contingent 135 DOM
3. 2026-06-07
   days on market $88,750 Contingent 134 DOM
4. 2026-06-07
   days on market $88,750 Contingent 133 DOM
5. 2026-06-04
   days on market $88,750 Contingent 130 DOM
6. 2026-06-02
   days on market $88,750 Contingent 129 DOM
7. 2026-06-01
   days on market $88,750 Contingent 128 DOM
8. 2026-05-31
   days on market $88,750 Contingent 127 DOM
9. 2026-05-31
   days on market $88,750 Contingent 126 DOM
10. 2026-05-01
    status Active 245-char remark

    Show marketing remark (245 chars)

    Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

11. 2026-04-10
    historical Contingent 245-char remark

    Show marketing remark (245 chars)

    Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

12. 2026-03-26
    status Active 245-char remark

    Show marketing remark (245 chars)

    Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

13. 2026-01-29
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

14. 2026-01-21
    price $88,750 245-char remark

    Show marketing remark (245 chars)

    Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

15. 2025-11-29
    listed $99,900 Active 245-char remark

    Show marketing remark (245 chars)

    Beautifully remodeled 3-bedroom, 2-bath single-wide featuring ALL NEW upgrades, including windows, roof, covered back deck, flooring, lighting, interior paint, faucets, and additional modern touches. Fresh, updated, and ready for its next owner!

16. 2014-06-20
    soldstatus $18,000

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,544
• − Mortgage interest: −$4,971
• − Property taxes: −$1,331
• − Insurance: −$444
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,582
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,671/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: Williamsburg Independent
• NCES district ID: 2105910
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 38% ▼ -22.00%
• Median HH income: $31,586
• Composite: 23.12/100
• National rank: #7957
• State rank: #126 of 165 in KY

Livability — Williamsburg

• Score: 69/100
• State rank: #168
• US rank: #8601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, KY
• Population (ZIP): 17,931

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 35,362 people
• By 2030: 34,807 · -1.6%
• By 2040: 33,525 · -5.2%
• By 2050: 32,550 · -8.0%
• By 2075: 29,555 · -16.4%
• By 2100: 24,308 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -47.7pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+67.2 2012: R+57.8 2008: R+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.74%
• Current HPI: 163.6801
• 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

+393.1% since first listed

7 events — show timeline

• 2026-05-01 Relisted — ImagineMLS
• 2026-04-10 Contingent — ImagineMLS
• 2026-03-26 Relisted — ImagineMLS
• 2026-01-29 Pending — ImagineMLS
• 2026-01-21 Price Changed $88,750 ImagineMLS
• 2025-11-29 Listed $99,900 ImagineMLS
• 2014-06-20 Sold (Public Records) $18,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $132 · -3.8% YoY. Source: county tax records.