236 Brierly Ridge Rd · Mount Olivet, KY 41064

$109,000

3 bd · 1.0 ba · 0 sqft · Manufactured public records · 10 Days on market

Built 2025 0.94 ac lot

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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).

• Cash flow +12.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to this newly constructed 3-bedroom, 1-bath home located just outside of Mount Olivet. Situated on approximately 0.94 acres, this property offers the perfect blend of peaceful country living with the reliability of a brand-new build. The home features a fully finished interior and brand-new appliances, providing a move-in-ready opportunity for buyers looking for comfort and low-maintenance living. With nearly an acre of land, there is plenty of space to enjoy the outdoors, add a garden, or simply take in the quiet surroundings. Whether you're a first-time buyer, downsizing, or looking to relocate to the area, this property offers a dependable new home in a relaxed rural setting just

Key facts

• Brand-new appliances
• Quiet surroundings
• 0.94 acre lot

Tags

• FULLY FINISHED INTERIOR
• BRAND-NEW APPLIANCES
• APPROXIMATELY 0.94 ACRES
• MOVE-IN-READY OPPORTUNITY
• SPACE TO ENJOY OUTDOORS
• QUIET SURROUNDINGS

Property features AI

Finance

• Other: Lot size about 0.94 acre (public records); Located in Robertson County; subdivision: Downtown; Directions: From KY-62 in Mt. Olivet, turn north onto Brierly Ridge Rd. Continue 0.2 miles and the property is on your right.

Exterior

• Parking: Driveway
• Utilities: Public sewer; Electricity connected; Water connected; Cable available; Sewer available
• Home design: One level; New construction
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Building area approximately 832
• Exterior features: Shed(s) on the property; Public water; Not on waterfront

Interior

• Kitchen: Microwave; Refrigerator; Oven and range
• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Washer and dryer included; Microwave; Refrigerator; Oven and range; Vinyl flooring
• Laundry & utility: Laundry on main level; Washer and dryer included

🏗️ 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 3-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $-24 ($-287/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (15.3% below list).
• Recommended offer: $92k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#491 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D+, amenities F, commute F.
• Robertson County (rural): math 20% / reading 37% proficiency, ranked #123 of 165 in KY (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• Robertson County population projected at -35% 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $92,321 (15.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 2.90×
• Total profit: $57,854
• Equity at exit: $98,196

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $171,596
• Equity at exit: $211,763

Cash invested: $30,520 (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 41064

• Home prices YoY: 4.7%
• Active inventory: 18
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-24

Break-even live

Break-even rent $954

Max offer price $105,536

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $14	+0% $-24	+5% $-62	+10% $-99
Rent	-10% $-97	-5% $-60	+0% $-24	+5% $13	+10% $49
Rate	-1.0pp $31	-0.5pp $4	base $-24	+0.5pp $-52	+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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-13
   listed $109,000 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $11,079
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$3,171
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $229/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: Robertson County
• NCES district ID: 2105040
• Math proficiency: 20% ▼ -28.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $33,990
• Composite: 23.37/100
• National rank: #7904
• State rank: #123 of 165 in KY

Livability — Mount Olivet

• Score: 52/100
• State rank: #491
• US rank: #24768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,122

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 1,930 people
• By 2030: 1,786 · -7.5%
• By 2040: 1,509 · -21.8%
• By 2050: 1,246 · -35.4%
• By 2075: 853 · -55.8%
• By 2100: 688 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+61.2) · D 18.8% · R 80.0% · Other 1.2%
• 2008→2024 swing: -53.1pp toward R · 2008: -8.1pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+55.1 2016: R+53.0 2012: R+25.6 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.24%
• Current HPI: 230.6084
• 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

• 2026-04-13 Listed $109,000 ImagineMLS

Property tax history

-8.6%/yr

Latest (2018): $53 · +1.9% YoY. Source: county tax records.