Pike (Whispering Oaks) Plan · Brooks, KY 40229

$54,995

1 bd · 1.0 ba · 546 sqft · Manufactured · 239 Days on market

$560/mo HOA · 51% of rent

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Why this score? — see what drove the D- 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).

• 1% rule +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Bullitt County the Brooks exit 15 minutes from Louisville, Whispering Oaks Pointe is in a quiet suburban tree-lined neighborhood close to shopping, employment and schools. Community Amenities Basketball Court, Lake/Pond, Pantry, Picnic Area, and Playground Schools Brooks Elementary School, Hebron Middle School, and North Bullitt High School

Key facts

• Picnic area
• Lake/pond
• Basketball court

Tags

• WHISPERING OAKS POINTE
• TREE-LINED NEIGHBORHOOD
• BASKETBALL COURT
• LAKE/POND
• PICNIC AREA
• PLAYGROUND

Property features AI

Finance

• Financial info: List price $54,995
• HOA & community: Monthly association fee of $560

Exterior

• Home design: Single-story plan named Pike (Whispering Oaks)
• Exterior features: Plan home in the Whispering Oaks community

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Open living area

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $-69 ($-830/yr) — negative.
• To cash-flow at today's rent, offer at most $45k (18.2% below list).
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $45k (18.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#277 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Bullitt County (suburban): math 29% / reading 41% proficiency, ranked #55 of 165 in KY (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.5%/yr); 244 active listings in the ZIP; solid renter incomes; 380 units permitted in Bullitt County in 2024 (8 in 5+ unit buildings).
• This rent is only 17% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bullitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• 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 $44,992 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.46% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.34×
• Total profit: $-10,158
• Equity at exit: $8,200

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-984
• Equity at exit: $4,755

Cash invested: $15,399 (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 40229

• Rents YoY: 5.5%
• Active inventory: 244
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$560
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-69

Break-even live

Break-even rent $1,190

Max offer price $44,992

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-50	+0% $-69	+5% $-88	+10% $-107
Rent	-10% $-156	-5% $-113	+0% $-69	+5% $-26	+10% $18
Rate	-1.0pp $-41	-0.5pp $-55	base $-69	+0.5pp $-83	+1.0pp $-98

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: $13,749
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $560 · $6,720/yr

Listing history 14 events

1. 2026-06-21
   days on market $54,995 Active 239 DOM
2. 2026-06-18
   days on market $54,995 Active 236 DOM
3. 2026-06-17
   days on market $54,995 Active 235 DOM
4. 2026-06-16
   days on market $54,995 Active 234 DOM
5. 2026-06-15
   days on market $54,995 Active 233 DOM
6. 2026-06-13
   days on market $54,995 Active 231 DOM
7. 2026-06-10
   days on market $54,995 Active 228 DOM
8. 2026-06-09
   days on market $54,995 Active 227 DOM
9. 2026-06-08
   days on market $54,995 Active 226 DOM
10. 2026-06-07
    days on market $54,995 Active 225 DOM
11. 2026-06-03
    days on market $54,995 Active 221 DOM
12. 2026-06-02
    days on market $54,995 Active 220 DOM
13. 2026-06-01
    days on market $54,995 Active 219 DOM
14. 2026-05-31
    days on market $54,995 Active 218 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 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,229
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − HOA: −$6,720
• − Depreciation: −$1,600
• Taxable loss: −$1,388
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $-497/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: Bullitt County
• NCES district ID: 2100750
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $55,009
• Composite: 30.78/100
• National rank: #6151
• State rank: #55 of 165 in KY

Livability — Brooks

• Score: 65/100
• State rank: #277
• US rank: #13521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooks, KY
• County: Jefferson County · 790,184 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 41,299
• Household income: $79,936
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 628.0

Population outlook (Bullitt County) Hauer SSP2

• Today (2025): 89,555 people
• By 2030: 94,389 · +5.4%
• By 2040: 102,759 · +14.7%
• By 2050: 108,955 · +21.7%
• By 2075: 121,898 · +36.1%
• By 2100: 126,383 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 3% Cuban 6%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Bullitt

• 2024 margin: Solid R (+51.0) · D 23.8% · R 74.8% · Other 1.4%
• 2008→2024 swing: -18.7pp toward R · 2008: -32.3pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+48.0 2016: R+49.8 2012: R+35.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.38%
• Current HPI: 244.2747
• Rent YoY: ▲ 5.46%
• Metro: Louisville/Jefferson County, KY-IN
• 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