321 Hamlin St · Corbin, KY 40701

$139,900

3 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 130 Days on market

Built 1920 9,583 sqft lot Est $151k · 7% under

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Why this score? — see what drove the C+ 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 +23.3/30.0
• ARV discount +10.7/15.0
• DSCR +7.5/10.0
• Appreciation +5.9/10.0
• 1% rule +4.8/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

Key facts

• Close to schools
• Close to restaurants
• Close to shopping

Tags

• COVERED FRONT AND BACK PORCHES
• DETACHED GARAGE
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Lot approximately 0.22 acres

Exterior

• Parking: Has garage
• Utilities: Public sewer
• Home design: Single building with 1,383 total building area
• Construction: Vinyl siding; Block foundation
• Exterior features: Public water; Not on waterfront

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Fireplace; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $138k (1.7% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.4% in Corbin — 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 (#179 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Corbin Independent (town): math 42% / reading 50% proficiency, ranked #20 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corbin Primary (math 42% / reading 32%, grade F, #255 of 676 statewide, top 42%, 769 students, 60% FRL); Corbin Middle School (math 46% / reading 56%, grade C, #20 of 217 statewide, top 10%, 646 students, 58% FRL); Corbin High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 829 students, 53% FRL).
• Market conditions: 331 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $4k of equity ($967 loan paydown + $3k appreciation (1.8% local appreciation)).
• Knox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 130 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $140k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $150,747
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Ford St	0.20mi	3/1.5	1,375 (-1%)	11mo	$150,000	$109	78
301 N Beatty Ave	0.26mi	3/1.0	1,236 (-11%)	6mo	$63,000	$51	65
149 Hawe St	0.48mi	4/2.0 (+1)	1,400 (+1%)	7mo	$204,000	$146	61
201 Padgett St St	0.74mi	3/1.0	1,333 (-4%)	1mo	$145,000	$109	59
222 Hawe St	0.45mi	3/2.0	1,496 (+8%)	4mo	$210,000	$140	58
611 Caldwell St	0.24mi	3/1.0	1,579 (+14%)	12mo	$41,290	$26	55
214 W Center St	0.71mi	4/2.0 (+1)	1,410 (+2%)	3mo	$179,900	$128	52
408 & 410 N Beatty Ave	0.39mi	3/2.0	1,219 (-12%)	7mo	$85,000	$70	52
205 Nelson St	0.42mi	3/2.0	1,568 (+13%)	6mo	$25,000	$16	49
195 Nelson St	0.43mi	3/2.0	1,194 (-14%)	7mo	$180,000	$151	47
304 South Poplar Ave	0.71mi	2/1.0 (-1)	1,472 (+6%)	12mo	$143,000	$97	41
502 Chestnut St	0.69mi	3/2.0	1,212 (-12%)	6mo	$175,000	$144	38

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

Projected returns pro-forma

1.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.63×
• Total profit: $24,635
• Equity at exit: $53,856

10-year hold

• IRR: 14.7%
• Equity multiple: 2.94×
• Total profit: $75,826
• Equity at exit: $76,549

Cash invested: $39,172 (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 40701

• Home prices YoY: 0.6%
• Active inventory: 331
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $257

Break-even live

Break-even rent $1,050

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $336	-5% $296	+0% $257	+5% $217	+10% $178
Rent	-10% $148	-5% $202	+0% $257	+5% $311	+10% $365
Rate	-1.0pp $327	-0.5pp $292	base $257	+0.5pp $220	+1.0pp $184

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 W 5th St Corbin, KY	3.0	1.0	1186	$1,375	$1.16	44d	1	1.23mi

Listing history 35 events

1. 2026-06-21
   days on market $139,900 Active 130 DOM
2. 2026-06-18
   days on market $139,900 Active 128 DOM
3. 2026-06-17
   days on market $139,900 Active 127 DOM
4. 2026-06-16
   days on market $139,900 Active 126 DOM
5. 2026-06-15
   days on market $139,900 Active 125 DOM
6. 2026-06-13
   days on market $139,900 Active 123 DOM
7. 2026-06-12
   days on market $139,900 Active 122 DOM
8. 2026-06-09
   days on market $139,900 Active 119 DOM
9. 2026-06-08
   days on market $139,900 Active 118 DOM
10. 2026-06-07
    pricedays on market $139,900 Active 117 DOM
11. 2026-06-04
    days on market $149,900 Active 113 DOM
12. 2026-06-02
    days on market $149,900 Active 112 DOM
13. 2026-06-01
    days on market $149,900 Active 111 DOM
14. 2026-05-31
    days on market $149,900 Active 110 DOM
15. 2026-05-31
    days on market $149,900 Active 109 DOM
16. 2026-05-07
    status Active
17. 2026-05-01
    historical Contingent
18. 2026-02-10
    listed $149,900 Active
19. 2023-05-18
    historical
20. 2023-04-11
    price $102,000
21. 2023-02-14
    status Active
22. 2023-02-14
    price $107,000
23. 2023-02-03
    historical
24. 2023-01-18
    price $100,000
25. 2023-01-15
    price $105,000
26. 2023-01-03
    price $106,000
27. 2022-12-12
    price $113,000
28. 2022-12-05
    listed $119,000 Active
29. 2021-08-20
    soldstatus $90,000 Closed 564-char remark

    Show marketing remark (564 chars)

    This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

30. 2021-04-30
    status Pending 564-char remark

    Show marketing remark (564 chars)

    This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

31. 2021-04-30
    status Pending 564-char remark

    Show marketing remark (564 chars)

    This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

32. 2021-04-29
    status Pending 564-char remark

    Show marketing remark (564 chars)

    This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

33. 2021-01-31
    status Pending 564-char remark

    Show marketing remark (564 chars)

    This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

34. 2021-01-21
    listed $97,000 Active 564-char remark

    Show marketing remark (564 chars)

    This older well maintained home can be moved into like it is or you can do a few cosmetic updates for a more modern home. This 3 bedroom 1 bath home is in excellent condition and even has a large concrete block detached garage with a workshop in it. The spacious front porch would be great for Sunday sitting and watching the cars go by or the cozy semi private back porch would be great for drinking your morning coffee. This home would make a great first home or even a nice home for retirement. This home is a must see. Call today to schedule your private tour.

35. 1999-05-01
    soldstatus $29,000

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$752/yr (+$63/mo · 166.8%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,500
• − Mortgage interest: −$7,837
• − Property taxes: −$451
• − Insurance: −$700
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,070
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,888/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: Corbin Independent
• NCES district ID: 2101320
• Math proficiency: 42% ▼ -19.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $36,928
• Composite: 38.19/100
• National rank: #4259
• State rank: #20 of 165 in KY

Livability — Corbin

• Score: 69/100
• State rank: #179
• US rank: #8891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corbin, KY
• Population (ZIP): 29,767

Population outlook (Knox County) Hauer SSP2

• Today (2025): 30,741 people
• By 2030: 29,887 · -2.8%
• By 2040: 27,940 · -9.1%
• By 2050: 25,826 · -16.0%
• By 2075: 20,895 · -32.0%
• By 2100: 16,238 · -47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+71.1) · D 13.8% · R 85.0% · Other 1.2%
• 2008→2024 swing: -26.6pp toward R · 2008: -44.6pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+67.0 2016: R+67.7 2012: R+53.9 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.82%
• Current HPI: 294.7961
• 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

+416.9% since first listed

20 events — show timeline

• 2026-05-07 Relisted — ImagineMLS
• 2026-05-01 Contingent — ImagineMLS
• 2026-02-10 Listed $149,900 ImagineMLS
• 2023-05-18 Listing Removed — ImagineMLS
• 2023-04-11 Price Changed $102,000 ImagineMLS
• 2023-02-14 Relisted — ImagineMLS
• 2023-02-14 Price Changed $107,000 ImagineMLS
• 2023-02-03 Listing Removed — ImagineMLS
• 2023-01-18 Price Changed $100,000 ImagineMLS
• 2023-01-15 Price Changed $105,000 ImagineMLS
• 2023-01-03 Price Changed $106,000 ImagineMLS
• 2022-12-12 Price Changed $113,000 ImagineMLS
• 2022-12-05 Listed $119,000 ImagineMLS
• 2021-08-20 Sold (MLS) $90,000 ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-04-29 Pending — ImagineMLS
• 2021-01-31 Pending — ImagineMLS
• 2021-01-21 Listed $97,000 ImagineMLS
• 1999-05-01 Sold (Public Records) $29,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $451 · +0.2% YoY. Source: county tax records.