12270 Red Hill Maxwell Rd · Pleasant Ridge, KY 42376

$150,000

4 bd · 3.0 ba · 1,921 sqft · Manufactured · 17 Days on market

Built 1996 4.57 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this quiet and peaceful home sitting on 4.567 acres! Enjoy sitting on your front porch or back deck and watching the wildlife walk by! Deer and turkey love to hang out in your yard! Home is equipped with 4 bedrooms with 2 full bathrooms. Split bedroom Floor plan with open concept Living, Dining, and kitchen area. Home also has separate laundry room. 20 X 20 Garage/Workshop.

Key facts

• Covered front porch
• Large eat-in-kitchen
• Large rear deck

Tags

• LARGE EAT-IN-KITCHEN
• COVERED FRONT PORCH
• LARGE REAR DECK
• ONE CAR DETACHED SHOP

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage
• Utilities: Septic tank
• Home design: Manufactured home on land; Single-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Porch; Stream on the property; Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Propane heating; Forced air
• Interior features: Vaulted ceilings; Walk-in closets; Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Deer Park Elementary School (math 42% / reading 37%, grade F, #208 of 676 statewide, top 34%, 480 students, 58% FRL); College View Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 863 students, 50% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL).
• Market conditions: 51 active listings in the ZIP; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Daviess County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.0

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,096
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $22,629
• Equity at exit: $12,969

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 42376

• Home prices YoY: -24.9%
• Active inventory: 51
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$178 /mo · $2,141/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $316

Break-even live

Break-even rent $1,385

Max offer price $150,000

Occupancy floor 77%

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 11 events

1. 2026-06-03
   status $150,000 Pending 17 DOM
2. 2026-06-02
   days on market $150,000 Active 17 DOM
3. 2026-06-01
   days on market $150,000 Active 16 DOM
4. 2026-05-31
   days on market $150,000 Active 15 DOM
5. 2026-05-30
   days on market $150,000 Active 14 DOM
6. 2026-05-15
   listed $150,000 Active
7. 2023-07-05
   soldstatus $212,000
8. 2023-06-30
   soldstatus $212,000 Closed 386-char remark

   Show marketing remark (386 chars)

   Check out this quiet and peaceful home sitting on 4.567 acres! Enjoy sitting on your front porch or back deck and watching the wildlife walk by! Deer and turkey love to hang out in your yard! Home is equipped with 4 bedrooms with 2 full bathrooms. Split bedroom Floor plan with open concept Living, Dining, and kitchen area. Home also has separate laundry room. 20 X 20 Garage/Workshop.

9. 2023-05-07
   status Pending 386-char remark

   Show marketing remark (386 chars)

   Check out this quiet and peaceful home sitting on 4.567 acres! Enjoy sitting on your front porch or back deck and watching the wildlife walk by! Deer and turkey love to hang out in your yard! Home is equipped with 4 bedrooms with 2 full bathrooms. Split bedroom Floor plan with open concept Living, Dining, and kitchen area. Home also has separate laundry room. 20 X 20 Garage/Workshop.

10. 2023-05-05
    listed $220,000 Active 386-char remark

    Show marketing remark (386 chars)

    Check out this quiet and peaceful home sitting on 4.567 acres! Enjoy sitting on your front porch or back deck and watching the wildlife walk by! Deer and turkey love to hang out in your yard! Home is equipped with 4 bedrooms with 2 full bathrooms. Split bedroom Floor plan with open concept Living, Dining, and kitchen area. Home also has separate laundry room. 20 X 20 Garage/Workshop.

11. 2020-06-02
    listed $149,900

ⓘ 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: $2,141 · $178/mo
• Projected year-2 tax: $2,141 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $21,423
• − Mortgage interest: −$8,402
• − Property taxes: −$2,141
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,364
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,426/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: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 of 165 in KY

Livability — Pleasant Ridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,800

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 103,810 people
• By 2030: 105,722 · +1.8%
• By 2040: 108,731 · +4.7%
• By 2050: 110,295 · +6.2%
• By 2075: 113,056 · +8.9%
• By 2100: 106,257 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada, South Korea

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -21.8pp toward R · 2008: -10.1pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+27.9 2016: R+32.2 2012: R+21.1 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.02%
• Current HPI: 229.5493
• 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

+0.1% since first listed

6 events — show timeline

• 2026-05-15 Listed $150,000 GORAMLS
• 2023-07-05 Sold (Public Records) $212,000 Public Records
• 2023-06-30 Sold (MLS) $212,000 GORAMLS
• 2023-05-07 Pending — GORAMLS
• 2023-05-05 Listed $220,000 GORAMLS
• 2020-06-02 Listed $149,900 GORAMLS

Property tax history

+11.4%/yr

Latest (2025): $2,141 · -2.2% YoY. Source: county tax records.