142 Woodland Acres Rd · Brooksville, KY 41044

$80,000

2 bd · 2.0 ba · 880 sqft · SingleFamily · 2 Days on market

Built 2021 Good condition 0.25 ac lot

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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 +21.7/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks

Affordable and adorable! This home is just what you've been waiting for. It has been very well maintained and cared for. The two bedroom and two bath home features vinyl flooring, total electric, smart thermostat, partially fenced yard, and all appliances stay! The home sits on one 1/2 acre but it seems MUCH , MUCH, bigger! In a quiet area with good neighbors too. come and check it out!

Key facts

• Vinyl flooring
• All appliances stay
• Smart thermostat

Tags

• VINYL FLOORING
• SMART THERMOSTAT
• PARTIALLY FENCED YARD
• ALL APPLIANCES STAY

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Septic tank
• Home design: Single wide manufactured home; One level; Built in 2021
• Construction: Shingle roof
• Exterior features: Partial fencing; Cleared corner lot; Level lot; Storage building

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Laminate counters; Open floorplan; High speed internet available; Eat-in kitchen; High ceilings
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $80k).

Location & tenants

• Location reads 64/100 on livability (#293 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Bracken County (rural): math 27% / reading 38% proficiency, ranked #86 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Elementary School (math 29% / reading 31%, grade F, #388 of 676 statewide, top 58%, 522 students, 53% FRL); Bracken County Middle School (math 28% / reading 47%, grade F, #73 of 217 statewide, top 36%, 259 students, 53% FRL); Bracken County High School (math 17% / reading 27%, grade F, #202 of 254 statewide, top 82%, 364 students, 54% FRL).
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.3% local appreciation)).
• Bracken County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $80,000

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 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?
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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.45×
• Total profit: $32,492
• Equity at exit: $51,952

10-year hold

• IRR: 20.4%
• Equity multiple: 4.98×
• Total profit: $89,092
• Equity at exit: $95,681

Cash invested: $22,400 (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 41044

• Home prices YoY: 2.6%
• Active inventory: 5
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $123

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 81%

Sensitivity live

Price	-10% $178	-5% $150	+0% $123	+5% $95	+10% $67
Rent	-10% $55	-5% $89	+0% $123	+5% $157	+10% $190
Rate	-1.0pp $163	-0.5pp $143	base $123	+0.5pp $102	+1.0pp $81

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   statusdays on market $80,000 Pending 2 DOM
2. 2026-06-05
   remarks 390-char remark
3. 2026-06-05
   listed $80,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,263
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,327
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,422/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home is move-in ready with new flooring, appliances, and fresh paint. It offers a good condition score and is ready for a fresh coat of paint and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value.
• Both Landscaping — Improves curb appeal and rental value.
• Resale Replace old appliances — Modernizes the home and attracts buyers.
• Both Update lighting — Enhances curb appeal and rental value.
• Both Add smart home features — Attracts buyers and renters with modern technology.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value. ↑
• Both Landscaping — Improves curb appeal and rental value. ↑
• Resale Replace old appliances — Modernizes the home and attracts buyers. ↑
• Both Update lighting — Enhances curb appeal and rental value. ↑
• Both Add smart home features — Attracts buyers and renters with modern technology. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bracken County
• NCES district ID: 2100660
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $41,507
• Composite: 27.42/100
• National rank: #6967
• State rank: #86 of 165 in KY

Livability — Brooksville

• Score: 64/100
• State rank: #293
• US rank: #14121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,203

Population outlook (Bracken County) Hauer SSP2

• Today (2025): 8,026 people
• By 2030: 7,751 · -3.4%
• By 2040: 7,054 · -12.1%
• By 2050: 6,246 · -22.2%
• By 2075: 4,453 · -44.5%
• By 2100: 2,941 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 3% Slovak 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 2%

Political lean MEDSL · Bracken

• 2024 margin: Solid R (+65.0) · D 16.9% · R 82.0% · Other 1.1%
• 2008→2024 swing: -40.8pp toward R · 2008: -24.3pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.2 2016: R+57.0 2012: R+27.3 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.33%
• Current HPI: 253.6712
• 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

• 2026-06-04 Listed $80,000 NKMLS