270 Foxwood Cir · Leitchfield, KY 42754

$99,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 85 Days on market

Built 1965 0.47 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 LOTS + ZERO RESTRICTIONS + MINUTES TO NOLIN LAKE Welcome to 270 Foxwood Circle in Leitchfield—an ideal setup for anyone wanting space, flexibility, and quick access to the lake. With no restrictions, you're free to use the property however you choose. Bring the RV, build your dream garage, set up lake toys—it's all on the table. This 2-bedroom, 1-bath home sits on two spacious lots and includes 2 RV hookups, offering plenty of room to spread out. You'll also enjoy access to the Ambassador Shores Private Boat Ramp, making your trips to Nolin Lake super convenient. Inside, the manufactured home offers a refreshed interior, including new floors, fresh paint an updated kitchen and

Key facts

• Refreshed interior
• 2 rv hookups
• Updated kitchen

Tags

• 2 RV HOOKUPS
• REFRESHED INTERIOR
• UPDATED KITCHEN

Property features AI

Finance

• Other: Rental allowed
• HOA & community: Subdivision: Ambassador Shores; Association fee listed as $0

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Residential ranch-style home; Single-story
• Construction: Built in 1965; Vinyl siding with wood frame construction; Metal roof; 720 above-grade living area
• Exterior features: Exterior details: see remarks; Cleared, level lot

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 2 bedrooms (both on the first floor) — each roughly 11' x 8', suitable for a full bed or twin bunks
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air electric heating; Central air conditioning; One HVAC unit
• Interior features: 4 total rooms; 3 closets; Basement: none; First-floor primary bedroom; First-floor laundry; No fireplaces
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.3% in Leitchfield — 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 71/100 on livability (#144 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 23 units permitted in Grayson County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($93k) 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.
• Current owner paid $20k; list at $99k implies a 395% gain — meaningful room to come down on a strong offer.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.23% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $8,037
• Equity at exit: $14,761

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $37,878
• Equity at exit: $8,560

Cash invested: $27,720 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 180
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $379

Break-even live

Break-even rent $734

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 85 DOM
2. 2026-06-17
   days on market $99,000 Active 84 DOM
3. 2026-06-16
   days on market $99,000 Active 83 DOM
4. 2026-06-15
   days on market $99,000 Active 82 DOM
5. 2026-06-13
   days on market $99,000 Active 80 DOM
6. 2026-06-12
   days on market $99,000 Active 79 DOM
7. 2026-06-09
   days on market $99,000 Active 76 DOM
8. 2026-06-08
   days on market $99,000 Active 75 DOM
9. 2026-06-07
   days on market $99,000 Active 74 DOM
10. 2026-06-07
    days on market $99,000 Active 73 DOM
11. 2026-06-04
    days on market $99,000 Active 70 DOM
12. 2026-06-02
    days on market $99,000 Active 69 DOM
13. 2026-06-01
    days on market $99,000 Active 68 DOM
14. 2026-05-31
    days on market $99,000 Active 67 DOM
15. 2026-05-31
    days on market $99,000 Active 66 DOM
16. 2026-03-25
    listed $99,000 Active
17. 2026-01-05
    historical
18. 2025-07-03
    price $99,000
19. 2025-06-05
    listed $119,000 Active
20. 2018-03-15
    soldstatus $20,000
21. 2006-08-01
    soldstatus $25,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$621/yr (+$52/mo · 269.2%)

ⓘ 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 ≥107°F today · 18 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: $14,558
• − Mortgage interest: −$5,546
• − Property taxes: −$231
• − Insurance: −$495
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,880
• Taxable income: $3,078
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,807/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 of 165 in KY

Livability — Leitchfield

• Score: 71/100
• State rank: #144
• US rank: #6810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 283.0264
• 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

+296.0% since first listed

6 events — show timeline

• 2026-03-25 Listed $99,000 Metro Search MLS
• 2026-01-05 Listing Removed — Metro Search MLS
• 2025-07-03 Price Changed $99,000 Metro Search MLS
• 2025-06-05 Listed $119,000 Metro Search MLS
• 2018-03-15 Sold (Public Records) $20,000 Public Records
• 2006-08-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.3%/yr

Latest (2024): $231 · -2.2% YoY. Source: county tax records.