24 Main St · Big Clifty, KY 42712

$89,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 6 Days on market

Built 2017 0.52 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +2.8/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Investment opportunity in Big Clifty! This quaint lot and mobile home will be sold along with a variety of personal property at absolute auction on May 23 @ 10am CST.

Key facts

• Move-in ready
• Modern flooring
• Fully remodeled

Tags

• FULLY REMODELED
• MOVE-IN READY
• SPACIOUS LOT
• MODERN FLOORING
• ABUNDANT CABINETRY
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Lot size approximately 0.52 acres (75 x 304 x 75 x 304)
• Home design: Residential mobile home; Single-family style; Property faces unspecified direction
• Construction: Vinyl siding
• Exterior features: Front porch; Metal roof

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Eat-in kitchen; Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.2% vs local median 3.8% in Big Clifty — 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 46/100 on livability (#516 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Clarkson Elementary School (math 33% / reading 44%, grade F, #234 of 676 statewide, top 36%, 609 students, 65% FRL); Grayson County Middle School (math 23% / reading 38%, grade F, #143 of 217 statewide, top 67%, 839 students, 63% FRL); Grayson County High School (math 24% / reading 38%, grade F, #118 of 254 statewide, top 47%, 1,252 students, 61% FRL).
• Market conditions: 12 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $19k; list at $90k implies a 381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,900

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 F-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: 1.17% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 7.1

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $3,970
• Equity at exit: $13,404

10-year hold

• IRR: 13.6%
• Equity multiple: 2.08×
• Total profit: $27,232
• Equity at exit: $7,773

Cash invested: $25,172 (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 42712

• Home prices YoY: -2.7%
• Active inventory: 12
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $292

Break-even live

Break-even rent $683

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $342	-5% $317	+0% $292	+5% $266	+10% $241
Rent	-10% $208	-5% $250	+0% $292	+5% $333	+10% $375
Rate	-1.0pp $337	-0.5pp $314	base $292	+0.5pp $268	+1.0pp $245

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $89,900 Active 6 DOM
2. 2026-06-18
   days on market $89,900 Active 4 DOM
3. 2026-06-17
   days on market $89,900 Active 3 DOM
4. 2026-06-16
   days on market $89,900 Active 2 DOM
5. 2026-06-15
   remarks 683-char remark
6. 2026-06-15
   listed $89,900 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: $372 · $31/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$401/yr (+$33/mo · 107.7%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,630
• − Mortgage interest: −$5,036
• − Property taxes: −$372
• − Insurance: −$450
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,615
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $2,986/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 — Big Clifty

• Score: 46/100
• State rank: #516
• US rank: #26413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Clifty, KY
• Population (ZIP): 1,787

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▼ -5.08%
• Current HPI: 185.6728
• 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

+180.9% since first listed

5 events — show timeline

• 2026-06-14 Listed $89,900 Metro Search MLS
• 2026-06-14 Listed $89,900 RASKMLS
• 2015-06-05 Sold (MLS) $18,700 Metro Search MLS
• 2015-04-14 Listed $12,500 Metro Search MLS
• 2001-07-01 Sold (Public Records) $32,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $372 · -0.4% YoY. Source: county tax records.