207 Jim Hollow Rd · Pineville, KY 40977

$110,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 5 Days on market

48 ac 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +4.3/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 48.07 acre lot
• Listed 4 days

Property features AI

Finance

• Other: About 48.07 acres (public records); Parcel: 009-00-00-052.00

Exterior

• Parking: Driveway
• Utilities: Public water available; Electricity available; Sewer: other
• Home design: House/Cabin style; One level
• Construction: Block and other foundation; Metal roof; Other construction materials; Approximately 1,040 building area
• Exterior features: Secluded lot; Rural, trees/woods, mountain and water views

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Crawl space basement; No fireplace; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $101 ($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 (12.7% below list).
• Recommended offer: $96k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#195 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Bell County (rural): math 27% / reading 40% proficiency, ranked #91 of 165 in KY (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Yellow Creek School Center (math 23% / reading 39%, grade F, #378 of 676 statewide, top 57%, 559 students, 83% FRL); Bell County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 695 students, 74% FRL).
• Market conditions: 33 active listings in the ZIP; 44 units permitted in Bell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $761 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Bell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $96,063 (12.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.87% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-3,500
• Equity at exit: $24,828

10-year hold

• IRR: 4.4%
• Equity multiple: 1.40×
• Total profit: $12,377
• Equity at exit: $24,629

Cash invested: $30,800 (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 40977

• Home prices YoY: -1.9%
• Active inventory: 33
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $101

Break-even live

Break-even rent $832

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $164	-5% $132	+0% $101	+5% $70	+10% $39
Rent	-10% $25	-5% $63	+0% $101	+5% $139	+10% $177
Rate	-1.0pp $157	-0.5pp $129	base $101	+0.5pp $73	+1.0pp $44

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $110,000 Active 5 DOM
2. 2026-06-21
   days on market $110,000 Active 4 DOM
3. 2026-06-18
   days on market $110,000 Active 2 DOM
4. 2026-06-17
   listed $110,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $419 · $35/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$527/yr (+$44/mo · 125.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,528
• − Mortgage interest: −$6,162
• − Property taxes: −$419
• − Insurance: −$550
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$3,200
• Taxable loss: −$647
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,371/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: Bell County
• NCES district ID: 2100390
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $27,032
• Composite: 26.86/100
• National rank: #7102
• State rank: #91 of 165 in KY

Livability — Pineville

• Score: 68/100
• State rank: #195
• US rank: #9690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,218

Population outlook (Bell County) Hauer SSP2

• Today (2025): 24,501 people
• By 2030: 22,923 · -6.4%
• By 2040: 19,860 · -18.9%
• By 2050: 17,161 · -30.0%
• By 2075: 12,070 · -50.7%
• By 2100: 8,525 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Lithuanian 1% Romanian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Bell

• 2024 margin: Solid R (+68.7) · D 15.2% · R 83.9%
• 2008→2024 swing: -28.1pp toward R · 2008: -40.6pp · 2024: -68.7pp
• All cycles: 2024: R+68.7 2020: R+63.2 2016: R+62.2 2012: R+51.7 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.33%
• Current HPI: 68.6113
• 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

• 2026-06-16 Listed $110,000 ImagineMLS

Property tax history

+3.3%/yr

Latest (2025): $419 · +3.3% YoY. Source: county tax records.