138 Ruthford Rd · Pine Knot, KY 42649

$105,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 13 Days on market

Built 1978 9,583 sqft lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.5/10.0
• 1% rule +4.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Nice brick home in Strunk, Kentucky offered at a great price! This 2 bedroom, 1 bath home features approximately 1,300 sq ft of living space and a screened-in porch perfect for relaxing outdoors. Conveniently located and full of potential.

Key facts

• Screened-in porch
• Brick home
• 9,583 sq ft lot

Tags

• BRICK HOME
• SCREENED-IN PORCH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer
• Home design: One level
• Construction: Brick veneer construction
• Exterior features: Brick veneer exterior; Block foundation

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Carpet, laminate, and vinyl flooring; No fireplace; Two total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $115 ($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 $96k (8.4% below list).
• Recommended offer: $96k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#494 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Mccreary County (rural): math 22% / reading 35% proficiency, ranked #135 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pine Knot Elementary School (math 30% / reading 41%, grade F, #293 of 676 statewide, top 44%, 825 students, 86% FRL); Mccreary County Middle School (math 22% / reading 38%, grade F, #146 of 217 statewide, top 69%, 605 students, 81% FRL).
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($726 loan paydown + $1k appreciation (1.0% local appreciation)).
• McCreary County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $26k; list at $105k implies a 304% 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 $96,141 (8.4% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.31×
• Total profit: $9,177
• Equity at exit: $35,772

10-year hold

• IRR: 10.4%
• Equity multiple: 2.26×
• Total profit: $36,902
• Equity at exit: $47,482

Cash invested: $29,400 (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 42649

• Home prices YoY: 0.7%
• Active inventory: 17
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $115

Break-even live

Break-even rent $816

Max offer price $105,000

Occupancy floor 83%

Sensitivity live

Price	-10% $174	-5% $145	+0% $115	+5% $85	+10% $55
Rent	-10% $39	-5% $77	+0% $115	+5% $153	+10% $191
Rate	-1.0pp $168	-0.5pp $142	base $115	+0.5pp $88	+1.0pp $60

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   days on market $105,000 Active 13 DOM
2. 2026-05-31
   days on market $105,000 Active 12 DOM
3. 2026-05-31
   days on market $105,000 Active 11 DOM
4. 2026-05-19
   listed $105,000 Active
5. 2017-06-01
   historical
6. 2016-09-20
   listed $65,000
7. 1997-07-01
   soldstatus $26,000

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$300/yr (+$25/mo · 49.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,537
• − Mortgage interest: −$5,882
• − Property taxes: −$603
• − Insurance: −$525
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,055
• Taxable loss: −$373
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,468/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: Mccreary County
• NCES district ID: 2103990
• Math proficiency: 22% ▼ -23.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $22,071
• Composite: 22.24/100
• National rank: #8147
• State rank: #135 of 165 in KY

Livability — Pine Knot

• Score: 52/100
• State rank: #494
• US rank: #24988

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

• Population (ZIP): 1,878

Population outlook (McCreary County) Hauer SSP2

• Today (2025): 17,097 people
• By 2030: 16,678 · -2.5%
• By 2040: 15,626 · -8.6%
• By 2050: 14,467 · -15.4%
• By 2075: 11,665 · -31.8%
• By 2100: 9,268 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Slovak 7% Serbian 4% Romanian 1%

Political lean MEDSL · McCreary

• 2024 margin: Solid R (+78.7) · D 10.3% · R 89.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -52.1pp · 2024: -78.7pp
• All cycles: 2024: R+78.7 2020: R+76.7 2016: R+75.3 2012: R+61.3 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.99%
• Current HPI: 143.352
• 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

+303.8% since first listed

4 events — show timeline

• 2026-05-19 Listed $105,000 ImagineMLS
• 2017-06-01 Listing Removed — ImagineMLS
• 2016-09-20 Listed $65,000 ImagineMLS
• 1997-07-01 Sold (Public Records) $26,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $603 · +0.4% YoY. Source: county tax records.