7565 Cream Alley Rd · Camargo, KY 40337

$150,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 51 Days on market

Built 1997 0.50 ac lot $153/sqft · 27% below area Est $204k · 27% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled in 2025, this 3 bedroom, 2 bath home offers move-in ready living on a peaceful setting. Updates include a new roof, vinyl siding, shutters, guttering, flooring, windows, tubs, vanities, fresh paint, kitchen appliances, and landscaping. Inside, you'll find a functional open layout with updated flooring throughout, a spacious living area, and a bright kitchen with ample cabinet space and room for dining. The split bedroom design provides privacy, while the primary suite features its own full bath. Situated on a generous lot with a large yard, there's plenty of space for outdoor living. Affordable, updated, and ready for its next owner, don't miss this one.

Key facts

• Bright kitchen
• Split bedroom design
• Vinyl siding

Tags

• NEW ROOF
• VINYL SIDING
• UPDATED FLOORING
• BRIGHT KITCHEN
• AMPLE CABINET SPACE
• SPLIT BEDROOM DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $7 ($89/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (6.3% below list).
• Recommended offer: $141k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#307 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.7% local appreciation)).
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,568 (6.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $204,232
• List price: $150,000
• Delta: -26.55%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.19×
• Total profit: $50,120
• Equity at exit: $100,974

10-year hold

• IRR: 16.8%
• Equity multiple: 4.47×
• Total profit: $145,791
• Equity at exit: $189,173

Cash invested: $42,000 (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 40337

• Home prices YoY: 2.9%
• Active inventory: 43
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $7

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 94%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $150,000 Active 51 DOM
2. 2026-06-17
   days on market $150,000 Active 50 DOM
3. 2026-06-16
   days on market $150,000 Active 49 DOM
4. 2026-06-15
   days on market $150,000 Active 48 DOM
5. 2026-06-14
   days on market $150,000 Active 46 DOM
6. 2026-06-13
   days on market $150,000 Active 45 DOM
7. 2026-06-10
   days on market $150,000 Active 43 DOM
8. 2026-06-09
   days on market $150,000 Active 42 DOM
9. 2026-06-08
   days on market $150,000 Active 41 DOM
10. 2026-06-07
    days on market $150,000 Active 40 DOM
11. 2026-06-03
    days on market $150,000 Active 36 DOM
12. 2026-06-02
    days on market $150,000 Active 35 DOM
13. 2026-06-01
    days on market $150,000 Active 34 DOM
14. 2026-05-31
    days on market $150,000 Active 33 DOM
15. 2026-05-31
    days on market $150,000 Active 32 DOM
16. 2026-05-08
    status Pending 686-char remark

    Show marketing remark (686 chars)

    Completely remodeled in 2025, this 3 bedroom, 2 bath home offers move-in ready living on a peaceful setting. Updates include a new roof, vinyl siding, shutters, guttering, flooring, windows, tubs, vanities, fresh paint, kitchen appliances, and landscaping. Inside, you'll find a functional open layout with updated flooring throughout, a spacious living area, and a bright kitchen with ample cabinet space and room for dining. The split bedroom design provides privacy, while the primary suite features its own full bath. Situated on a generous lot with a large yard, there's plenty of space for outdoor living. Affordable, updated, and ready for its next owner, don't miss this one.

17. 2026-04-14
    listed $155,000 Active 686-char remark

    Show marketing remark (686 chars)

    Completely remodeled in 2025, this 3 bedroom, 2 bath home offers move-in ready living on a peaceful setting. Updates include a new roof, vinyl siding, shutters, guttering, flooring, windows, tubs, vanities, fresh paint, kitchen appliances, and landscaping. Inside, you'll find a functional open layout with updated flooring throughout, a spacious living area, and a bright kitchen with ample cabinet space and room for dining. The split bedroom design provides privacy, while the primary suite features its own full bath. Situated on a generous lot with a large yard, there's plenty of space for outdoor living. Affordable, updated, and ready for its next owner, don't miss this one.

18. 2025-04-08
    soldstatus $135,000
19. 2025-04-04
    status Pending 360-char remark

    Show marketing remark (360 chars)

    Affordable for first time Home Owners or a Great investment property. Nestled nicely in the country. Completely remodeled with New Roof, vinyl siding, shutters, guttering, New Flooring, windows, tubs, vanities, kitchen appliances, paint as well as landscaping. There is nothing left for you to do but move right in. Being Sold as is with inspections welcomed.

20. 2025-04-04
    soldstatus $135,000 Closed 360-char remark

    Show marketing remark (360 chars)

    Affordable for first time Home Owners or a Great investment property. Nestled nicely in the country. Completely remodeled with New Roof, vinyl siding, shutters, guttering, New Flooring, windows, tubs, vanities, kitchen appliances, paint as well as landscaping. There is nothing left for you to do but move right in. Being Sold as is with inspections welcomed.

21. 2025-03-14
    historical Contingent 360-char remark

    Show marketing remark (360 chars)

    Affordable for first time Home Owners or a Great investment property. Nestled nicely in the country. Completely remodeled with New Roof, vinyl siding, shutters, guttering, New Flooring, windows, tubs, vanities, kitchen appliances, paint as well as landscaping. There is nothing left for you to do but move right in. Being Sold as is with inspections welcomed.

22. 2025-03-07
    listed $135,000 Active 360-char remark

    Show marketing remark (360 chars)

    Affordable for first time Home Owners or a Great investment property. Nestled nicely in the country. Completely remodeled with New Roof, vinyl siding, shutters, guttering, New Flooring, windows, tubs, vanities, kitchen appliances, paint as well as landscaping. There is nothing left for you to do but move right in. Being Sold as is with inspections welcomed.

23. 2024-09-20
    historical
24. 2024-09-16
    listed $135,000 Active
25. 2017-04-07
    soldstatus $10,000
26. 2017-04-05
    soldstatus $10,100 Sold
27. 2017-03-22
    status Pending
28. 2017-03-03
    listed $10,900 Active
29. 2016-06-13
    soldstatus $8,000
30. 2016-06-10
    soldstatus $8,000 Sold
31. 2016-04-19
    status Pending
32. 2016-03-30
    listed $14,500 Active
33. 2010-03-17
    historical
34. 2009-09-16
    listed $28,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,868
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,364
• Taxable loss: −$2,394
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $664/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Camargo

• Score: 64/100
• State rank: #307
• US rank: #14656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,461

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 241.3612
• 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

+453.6% since first listed

19 events — show timeline

• 2026-05-08 Pending — ImagineMLS
• 2026-04-14 Listed $155,000 ImagineMLS
• 2025-04-08 Sold (Public Records) $135,000 Public Records
• 2025-04-04 Pending — ImagineMLS
• 2025-04-04 Sold (MLS) $135,000 ImagineMLS
• 2025-03-14 Contingent — ImagineMLS
• 2025-03-07 Listed $135,000 ImagineMLS
• 2024-09-20 Listing Removed — ImagineMLS
• 2024-09-16 Listed $135,000 ImagineMLS
• 2017-04-07 Sold (Public Records) $10,000 Public Records
• 2017-04-05 Sold (MLS) $10,100 ImagineMLS
• 2017-03-22 Pending — ImagineMLS
• 2017-03-03 Listed $10,900 ImagineMLS
• 2016-06-13 Sold (Public Records) $8,000 Public Records
• 2016-06-10 Sold (MLS) $8,000 ImagineMLS
• 2016-04-19 Pending — ImagineMLS
• 2016-03-30 Listed $14,500 ImagineMLS
• 2010-03-17 Listing Removed — ImagineMLS
• 2009-09-16 Listed $28,000 ImagineMLS