1406 State Hwy 2078 · Olive Hill, KY 41164

$97,900

3 bd · 2.0 ba · 1,215 sqft · Manufactured · 105 Days on market

Built 1999 Good condition 0.56 ac lot

---

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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Appreciation +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

very weii keep 80x16 singlewide trailer set up to go any loan with 12 tie-downs and just mins from olive hill, us 60 and i-64 property has new 1500 septic tank setting on a . 56 acre level lot new front and back deck

Key facts

• New septic tank
• Level lot
• 0.56 acre lot

Tags

• NEW SEPTIC TANK
• LEVEL LOT
• NEW FRONT AND BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.8% in Olive Hill — 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 70/100 on livability (#160 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($677 loan paydown + $958 appreciation (1.0% local appreciation)).
• Carter County population projected at -21% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $89,089 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.38×
• Total profit: $10,551
• Equity at exit: $33,310

10-year hold

• IRR: 11.7%
• Equity multiple: 2.42×
• Total profit: $38,849
• Equity at exit: $44,180

Cash invested: $27,412 (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 41164

• Home prices YoY: 0.3%
• Active inventory: 47
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $138

Break-even live

Break-even rent $856

Max offer price $97,900

Occupancy floor 82%

Sensitivity live

Price	-10% $206	-5% $172	+0% $138	+5% $104	+10% $71
Rent	-10% $57	-5% $98	+0% $138	+5% $179	+10% $220
Rate	-1.0pp $188	-0.5pp $163	base $138	+0.5pp $113	+1.0pp $87

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $97,900 Active 105 DOM
2. 2026-06-17
   days on market $97,900 Active 104 DOM
3. 2026-06-16
   days on market $97,900 Active 103 DOM
4. 2026-06-15
   days on market $97,900 Active 102 DOM
5. 2026-06-14
   days on market $97,900 Active 100 DOM
6. 2026-06-13
   days on market $97,900 Active 99 DOM
7. 2026-06-10
   days on market $97,900 Active 97 DOM
8. 2026-06-09
   days on market $97,900 Active 96 DOM
9. 2026-06-08
   days on market $97,900 Active 95 DOM
10. 2026-06-07
    days on market $97,900 Active 94 DOM
11. 2026-06-05
    days on market $97,900 Active 91 DOM
12. 2026-06-03
    days on market $97,900 Active 90 DOM
13. 2026-06-02
    days on market $97,900 Active 89 DOM
14. 2026-06-01
    days on market $97,900 Active 88 DOM
15. 2026-05-31
    days on market $97,900 Active 87 DOM
16. 2026-05-31
    days on market $97,900 Active 86 DOM
17. 2026-03-10
    status Active 223-char remark

    Show marketing remark (223 chars)

    very weii keep 80x16 singlewide trailer set up to go any loan with 12 tie-downs and just mins from olive hill, us 60 and i-64 property has new 1500 septic tank setting on a . 56 acre level lot new front and back deck

18. 2026-03-04
    status Pending 223-char remark

    Show marketing remark (223 chars)

    very weii keep 80x16 singlewide trailer set up to go any loan with 12 tie-downs and just mins from olive hill, us 60 and i-64 property has new 1500 septic tank setting on a . 56 acre level lot new front and back deck

19. 2026-02-27
    listed $97,900 Active 223-char remark

    Show marketing remark (223 chars)

    very weii keep 80x16 singlewide trailer set up to go any loan with 12 tie-downs and just mins from olive hill, us 60 and i-64 property has new 1500 septic tank setting on a . 56 acre level lot new front and back deck

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

Taxation est. · year 1

• Rental income: $12,378
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,848
• Taxable income: $107
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,634/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good roof, exterior, and interior. It has a well-maintained lawn and a clean driveway. The kitchen and bathrooms are in good condition. The home is ready for a fresh coat of paint and some updates to the kitchen and bathrooms to increase its value.

Value-add opportunities

• Both Painting the exterior siding and updating the front and back deck — These updates will enhance the curb appeal and increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Modern appliances will attract more buyers and increase the home's appeal.
• Resale Updating the bathrooms with modern fixtures — Modern bathrooms will appeal to more buyers and increase the home's resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and updating the front and back deck — These updates will enhance the curb appeal and increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances will attract more buyers and increase the home's appeal. ↑
• Resale Updating the bathrooms with modern fixtures — Modern bathrooms will appeal to more buyers and increase the home's resale value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Olive Hill

• Score: 70/100
• State rank: #160
• US rank: #8044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,372

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.98%
• Current HPI: 288.8744
• 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

3 events — show timeline

• 2026-03-10 Relisted — AABOR
• 2026-03-04 Pending — AABOR
• 2026-02-27 Listed $97,900 AABOR