5314 Poorbottom Rd · Elkhorn City, KY 41522

$79,000

2 bd · 1.0 ba · 780 sqft · Manufactured · 441 Days on market

1.00 ac lot $101/sqft · 1855% above area

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

Key facts

• 1 acre lot
• Listed 441 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#394 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.
• Pike County (rural): math 24% / reading 40% proficiency, ranked #98 of 165 in KY (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 441 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $36k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $4,043
• List price: $79,000
• Delta: 1854.04%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.9%
• Equity multiple: 1.80×
• Total profit: $17,598
• Equity at exit: $35,522

10-year hold

• IRR: 15.8%
• Equity multiple: 3.32×
• Total profit: $51,355
• Equity at exit: $54,743

Cash invested: $22,120 (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 41522

• Active inventory: 20
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $841 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $127

Break-even live

Break-even rent $680

Max offer price $79,000

Occupancy floor 80%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $79,000 Active 441 DOM
2. 2026-06-17
   days on market $79,000 Active 440 DOM
3. 2026-06-16
   days on market $79,000 Active 439 DOM
4. 2026-06-15
   days on market $79,000 Active 438 DOM
5. 2026-06-13
   days on market $79,000 Active 436 DOM
6. 2026-06-12
   days on market $79,000 Active 435 DOM
7. 2026-06-09
   days on market $79,000 Active 432 DOM
8. 2026-06-08
   days on market $79,000 Active 431 DOM
9. 2026-06-07
   days on market $79,000 Active 430 DOM
10. 2026-06-07
    days on market $79,000 Active 429 DOM
11. 2026-06-04
    days on market $79,000 Active 426 DOM
12. 2026-06-02
    days on market $79,000 Active 425 DOM
13. 2026-06-01
    days on market $79,000 Active 424 DOM
14. 2026-05-31
    days on market $79,000 Active 423 DOM
15. 2026-05-31
    days on market $79,000 Active 422 DOM
16. 2026-04-24
    price $79,000 218-char remark

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

17. 2026-04-17
    historical
18. 2025-12-04
    status Active
19. 2025-11-24
    status Active 218-char remark

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

20. 2025-11-07
    historical
21. 2025-10-05
    price $98,500 218-char remark

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

22. 2025-10-05
    price $98,500

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

23. 2025-08-03
    price $104,000 218-char remark

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

24. 2025-08-03
    price $104,000

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

25. 2025-05-04
    price $109,000 218-char remark

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

26. 2025-05-04
    price $109,000

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

27. 2025-03-18
    price $115,000

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

28. 2025-03-18
    listed $115,000 Active 218-char remark

    Show marketing remark (218 chars)

    Investment opportunity! This property include 5296 and 5276. That's right, 3 for the price of 1. The year of property is unknown. One is 1 bed, 1 bath 780sqft, The other is 2 bed, 1 bath. Updated septic and HVAC units.

29. 2025-03-16
    listed $11,500 Active

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$396/yr (+$33/mo · 140.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,086
• − Mortgage interest: −$4,425
• − Property taxes: −$283
• − Insurance: −$1,192
• − Repairs & maintenance: −$807
• − Management: −$807
• − Depreciation: −$2,298
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,456/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: Pike County
• NCES district ID: 2104800
• Math proficiency: 24% ▼ -24.00%
• Reading proficiency: 40% ▼ -20.00%
• Median HH income: $32,601
• Composite: 26.14/100
• National rank: #7276
• State rank: #98 of 165 in KY

Livability — Elkhorn City

• Score: 60/100
• State rank: #394
• US rank: #18934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,847

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+587.0% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $79,000 EKAR
• 2026-04-17 Listing Removed — ImagineMLS
• 2025-12-04 Relisted — ImagineMLS
• 2025-11-24 Relisted — EKAR
• 2025-11-07 Listing Removed — ImagineMLS
• 2025-10-05 Price Changed $98,500 EKAR
• 2025-10-05 Price Changed $98,500 ImagineMLS
• 2025-08-03 Price Changed $104,000 EKAR
• 2025-08-03 Price Changed $104,000 ImagineMLS
• 2025-05-04 Price Changed $109,000 EKAR
• 2025-05-04 Price Changed $109,000 ImagineMLS
• 2025-03-18 Price Changed $115,000 ImagineMLS
• 2025-03-18 Listed $115,000 EKAR
• 2025-03-16 Listed $11,500 ImagineMLS