1207 Logan Rd · Mackville, KY 40069

$50,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 2 Days on market

Built 1993 1.00 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-family home situated on approximately 1 acre in Springfield. This 3-bedroom, 2 full bath property offers 1,120 square feet of above-grade living space with a functional layout designed for everyday comfort. Built in 1993, the home provides a solid foundation with opportunity for personalization. Enjoy a spacious outdoor setting with room to expand, garden, or relax in a peaceful rural environment. Ideal for buyers seeking a manageable home with land and privacy while remaining convenient to local amenities.

Key facts

• 1 acre lot
• Built 1993
• Listed 2 days

Property features AI

Exterior

• Utilities: Public water; Septic tank; Cable available; Electricity connected; Water connected
• Home design: One-level property
• Construction: Metal roof; Other construction materials; Other foundation type; Built area approximately 1,120 square feet
• Exterior features: Ramped access; Barn(s) and workshop on the property; Rural, trees/woods, and water views

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Carpet and laminate flooring; Seven total rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $50k).

Location & tenants

• Location reads 63/100 on livability (#319 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Washington County (rural): math 33% / reading 41% proficiency, ranked #50 of 165 in KY (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington County Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 460 students, 63% FRL); Washington County Middle School (math 37% / reading 42%, grade F, #64 of 217 statewide, top 30%, 203 students, 64% FRL); Washington County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 521 students, 47% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 18 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $50,000

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: 1.98% ✓
• Cap rate: 16.76%
• Cash-on-cash: 37.38%
• DSCR: 2.66
• GRM: 4.2

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: 33.3%
• Equity multiple: 2.41×
• Total profit: $19,687
• Equity at exit: $7,455

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $52,968
• Equity at exit: $4,323

Cash invested: $14,000 (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 40069

• Home prices YoY: -12.6%
• Active inventory: 77
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $436

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-12
   status Pending
2. 2026-04-10
   listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,873
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$1,455
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,101/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: Washington County
• NCES district ID: 2105760
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $43,210
• Composite: 31.33/100
• National rank: #5999
• State rank: #50 of 165 in KY

Livability — Mackville

• Score: 63/100
• State rank: #319
• US rank: #15282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,802

Population outlook (Washington County) Hauer SSP2

• Today (2025): 12,884 people
• By 2030: 13,241 · +2.8%
• By 2040: 13,877 · +7.7%
• By 2050: 14,302 · +11.0%
• By 2075: 15,476 · +20.1%
• By 2100: 15,160 · +17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 7%
• Common ancestry: Italian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -23.5pp toward R · 2008: -26.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+46.1 2012: R+35.0 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.67%
• Current HPI: 227.5606
• 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

2 events — show timeline

• 2026-04-12 Pending — ImagineMLS
• 2026-04-10 Listed $50,000 ImagineMLS