707 E 7th St · Cloverport, KY 40111

$89,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 118 Days on market

Built 2005 4,356 sqft lot ↓ 10% since listing

---

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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained 3-bedroom, 2-bath manufactured home situated on a double corner lot, offering extra space and privacy. The property features a fenced yard, ideal for pets, kids, or added security. Inside, you’ll find a functional layout with kitchen appliances included—refrigerator, dishwasher, and range—along with washer and dryer for added convenience. Enjoy outdoor living on the front porch deck, perfect for relaxing or entertaining. Additional improvements include a 2-car detached garage with concrete floor and a storage building for tools or equipment. Ample yard space with the benefits of a corner lot location. Keys at closing—move in with no delays.

Key facts

• Front porch deck
• Fenced yard
• Storage building

Tags

• FENCED YARD
• FRONT PORCH DECK
• DETACHED GARAGE
• STORAGE BUILDING
• CORNER LOT LOCATION

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Corner lot; Level lot
• Construction: Aluminum siding; Metal roof; Built as a 1-story residence
• Exterior features: Deck; Fenced yard; Storage structure

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced air heating
• Interior features: Walk-in closet(s); Kitchen island
• Laundry & utility: Washer; Dryer; Electric water heater

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 $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#373 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cloverport Independent (rural): math 40% / reading 50% proficiency, ranked #132 of 173 in KY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $4,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Creek St	0.03mi	3/1.0	1,078 (-11%)	1mo	$4,000	$4	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.43×
• Total profit: $61,278
• Equity at exit: $80,989

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $170,812
• Equity at exit: $174,656

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 40111

• Home prices YoY: 3.1%
• Active inventory: 17
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $193

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 76%

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. 2026-06-02
   status $89,900 Pending 118 DOM
2. 2026-06-01
   days on market $89,900 Active 118 DOM
3. 2026-05-31
   days on market $89,900 Active 117 DOM
4. 2026-05-31
   days on market $89,900 Active 116 DOM
5. 2026-03-17
   price $89,900
6. 2026-02-03
   listed $99,900 Active

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

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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,371
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,615
• Taxable income: $942
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $2,091/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: Cloverport Independent
• NCES district ID: 2101290
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $30,443
• Composite: 38.98/100
• National rank: #8290
• State rank: #132 of 173 in KY

Livability — Cloverport

• Score: 61/100
• State rank: #373
• US rank: #17679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverport, KY
• Population (ZIP): 2,121

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.78%
• Current HPI: 420.524
• 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

-10.0% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $89,900 GORAMLS
• 2026-02-03 Listed $99,900 GORAMLS