1997 Highway 88 · Greensburg, KY 42743

$110,000

3 bd · 2.0 ba · 1,629 sqft · Other · 206 Days on market

Built 2019 0.90 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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

Key facts

• Highway frontage
• Outbuilding
• Large lot

Tags

• HIGHWAY FRONTAGE
• LARGE LOT
• OPEN-CONCEPT LAYOUT
• DEDICATED LAUNDRY AREA
• OUTBUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#146 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Green County (rural): math 39% / reading 43% proficiency, ranked #30 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 3 units permitted in Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $6k appreciation (5.0% local appreciation)).
• Green County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $110k implies a 1367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.29×
• Total profit: $39,634
• Equity at exit: $62,336

10-year hold

• IRR: 20.1%
• Equity multiple: 4.49×
• Total profit: $107,374
• Equity at exit: $107,583

Cash invested: $30,800 (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 42743

• Home prices YoY: 1.9%
• Active inventory: 56
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $225

Break-even live

Break-even rent $841

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $287	-5% $256	+0% $225	+5% $194	+10% $163
Rent	-10% $136	-5% $180	+0% $225	+5% $269	+10% $314
Rate	-1.0pp $280	-0.5pp $253	base $225	+0.5pp $196	+1.0pp $167

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $110,000 Pending 206 DOM
2. 2026-06-01
   days on market $110,000 Active 206 DOM
3. 2026-05-31
   days on market $110,000 Active 205 DOM
4. 2026-05-31
   days on market $110,000 Active 204 DOM
5. 2026-05-04
   price $110,000 895-char remark

   Show marketing remark (895 chars)

   Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

6. 2026-03-12
   status Active 895-char remark

   Show marketing remark (895 chars)

   Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

7. 2026-03-12
   price $119,000 895-char remark

   Show marketing remark (895 chars)

   Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

8. 2026-01-21
   historical 895-char remark

   Show marketing remark (895 chars)

   Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

9. 2025-12-05
   price $124,900 895-char remark

   Show marketing remark (895 chars)

   Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

10. 2025-09-17
    listed $129,900 Active 895-char remark

    Show marketing remark (895 chars)

    Charming 3-Bed, 2-Bath Mobile Home on Spacious Lot – Country Setting with Highway Frontage This 2019 Trumph Clayton mobile home offers comfortable living in a peaceful country setting with convenient highway frontage. Situated on a large lot, the home features 3 bedrooms and 2 full bathrooms, perfect for families or those looking for extra space. The open-concept layout includes a spacious living room and a kitchen/dining combo complete with a center island for additional seating and prep space. Just off the kitchen is a dedicated laundry area for added convenience. This home is NOT on a permanent foundation, making it ideal for buyers seeking flexibility or investment opportunities. An outbuilding on the property adds extra storage or workspace. Cash or conventional financing only. All information is assumed accurate but must be verified by the buyer prior to making an offer.

11. 2019-11-26
    soldstatus $7,500 247-char remark

    Show marketing remark (247 chars)

    Vacant land with all utility hookups! There was previously a mobile home on the land whish was removed. This lot is ready for a new home! Electric, water meter and septic system located on the property. Lot to be surveyed for exact lot dimensions.

12. 2019-11-26
    soldstatus $7,500

    Show marketing remark (247 chars)

    Vacant land with all utility hookups! There was previously a mobile home on the land whish was removed. This lot is ready for a new home! Electric, water meter and septic system located on the property. Lot to be surveyed for exact lot dimensions.

13. 2019-11-18
    listed $9,500
14. 2019-08-15
    listed $9,500 247-char remark

    Show marketing remark (247 chars)

    Vacant land with all utility hookups! There was previously a mobile home on the land whish was removed. This lot is ready for a new home! Electric, water meter and septic system located on the property. Lot to be surveyed for exact lot dimensions.

ⓘ 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: $498 · $41/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$448/yr (+$37/mo · 90.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% 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: $13,504
• − Mortgage interest: −$6,162
• − Property taxes: −$498
• − Insurance: −$550
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,200
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,474/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: Green County
• NCES district ID: 2102340
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $35,616
• Composite: 33.94/100
• National rank: #5332
• State rank: #30 of 165 in KY

Livability — Greensburg

• Score: 71/100
• State rank: #146
• US rank: #6845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,008

Population outlook (Green County) Hauer SSP2

• Today (2025): 10,576 people
• By 2030: 10,191 · -3.6%
• By 2040: 9,263 · -12.4%
• By 2050: 8,189 · -22.6%
• By 2075: 5,849 · -44.7%
• By 2100: 3,833 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Green

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -21.8pp toward R · 2008: -50.8pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+67.4 2016: R+66.4 2012: R+50.9 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.00%
• Current HPI: 265.9882
• 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

+1057.9% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $110,000 HKARMLS
• 2026-03-12 Relisted — HKARMLS
• 2026-03-12 Price Changed $119,000 HKARMLS
• 2026-01-21 Delisted — HKARMLS
• 2025-12-05 Price Changed $124,900 HKARMLS
• 2025-09-17 Listed $129,900 HKARMLS
• 2019-11-26 Sold (MLS) $7,500 SCKMLSKY
• 2019-11-26 Sold (MLS) $7,500 RASKMLS
• 2019-11-18 Listed $9,500 SCKMLSKY
• 2019-08-15 Listed $9,500 RASKMLS

Property tax history

+18.6%/yr

Latest (2025): $498 · -2.1% YoY. Source: county tax records.