141 Allen Cemetery Rd · Columbia, KY 42753

$69,900

3 bd · 1.0 ba · 980 sqft · SingleFamily · 174 Days on market

2.10 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
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

If you're looking for seclusion and affordability, this property could be the perfect fit! This #-bedroom, 1-bath mobile home features a welcoming covered front deck, ideal for relaxing and enjoying the peaceful surroundings. A storage building on the property provides extra space for tools, equipment, or outdoor gear. A great opportunity for anyone seeking privacy at a budget-friendly price!

Key facts

• Storage building
• Covered front deck
• 2.1 acre lot

Tags

• COVERED FRONT DECK
• STORAGE BUILDING

Property features AI

Finance

• Other: 2.1 acre lot

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Manufactured house; Rural subdivision
• Construction: Aluminum siding; 980 square-foot building area
• Exterior features: Other foundation details

Interior

• Kitchen: Other appliances
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling; Heat pump
• Interior features: Other interior features
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.7% in Columbia — 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 64/100 on livability (#285 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Adair County (town): math 22% / reading 35% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adair County Primary Center (647 students, 70% FRL); Adair County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 598 students, 69% FRL); Adair County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 791 students, 63% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $483 of loan paydown is wiped out by about $529 of value loss. Plan a longer hold.
• Adair County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.37% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.66×
• Total profit: $12,957
• Equity at exit: $17,689

10-year hold

• IRR: 20.0%
• Equity multiple: 3.06×
• Total profit: $40,290
• Equity at exit: $19,280

Cash invested: $19,572 (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 42753

• Home prices YoY: -0.5%
• Active inventory: 5
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $274

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 66%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2025-11-24
   listed $69,900 Active

ⓘ 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: $11,497
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,033
• Taxable income: $2,310
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $2,731/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: Adair County
• NCES district ID: 2100030
• Math proficiency: 22% ▼ -28.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $33,174
• Composite: 23.3/100
• National rank: #7921
• State rank: #124 of 165 in KY

Livability — Columbia

• Score: 64/100
• State rank: #285
• US rank: #13803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 812

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,359 people
• By 2030: 20,856 · +2.4%
• By 2040: 21,678 · +6.5%
• By 2050: 22,107 · +8.6%
• By 2075: 22,740 · +11.7%
• By 2100: 21,840 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 1% Serbian 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -18.5pp toward R · 2008: -52.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+67.1 2016: R+64.6 2012: R+55.0 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.76%
• Current HPI: 151.3914
• 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

• 2025-11-24 Listed $69,900 ImagineMLS