167 Dripping Springs St · Crofton, KY 42217

$130,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 153 Days on market

Built 1999 1.46 ac lot

---

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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 3 bed2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room, Master bedroom with full bath with tub, shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs.

Key facts

• Covered front porch
• 1.46 acres
• Outbuildings

Tags

• 1.46 ACRES
• COVERED FRONT PORCH
• SCREENED-IN BACK PORCH
• FENCED-IN YARD
• OUTBUILDINGS
• CONCRETE DRIVEWAY

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Detached parking; Carport with 2 covered spaces (2 total parking spaces)
• Utilities: Public water; Septic tank; Water available
• Home design: Residential mobile home; One story
• Construction: Aluminum siding; Shingle roof; Existing structure
• Exterior features: Porch; Covered porch; Deck

Interior

• Kitchen: Oven; Range
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven; Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#388 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crofton Elementary School (math 37% / reading 42%, grade F, #208 of 676 statewide, top 34%, 409 students, 66% FRL); Christian County High School (math 20% / reading 36%, grade F, #151 of 254 statewide, top 61%, 1,187 students, 67% FRL).
• Market conditions: 23 active listings in the ZIP; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($899 loan paydown + $6k appreciation (4.5% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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. 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?
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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.44×
• Total profit: $52,598
• Equity at exit: $69,513

10-year hold

• IRR: 23.3%
• Equity multiple: 4.79×
• Total profit: $138,116
• Equity at exit: $116,667

Cash invested: $36,400 (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 42217

• Home prices YoY: 1.7%
• Active inventory: 23
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $416

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 70%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-31
   days on market $130,000 Active 153 DOM
2. 2026-05-30
   days on market $130,000 Active 152 DOM
3. 2026-05-21
   status Active
4. 2026-04-09
   status Pending
5. 2026-03-19
   price $130,000
6. 2026-02-13
   price $140,000
7. 2025-12-24
   price $160,000
8. 2025-11-17
   listed $170,000 Active
9. 2023-01-30
   soldstatus $70,000 Closed 420-char remark

   Show marketing remark (438 chars)

   : Cute 3 bed 2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room,Master bedroom with full bath with tub,shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs. Prepper’s delight!

10. 2023-01-30
    soldstatus $70,000 Closed 438-char remark

    Show marketing remark (438 chars)

    : Cute 3 bed 2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room,Master bedroom with full bath with tub,shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs. Prepper’s delight!

11. 2022-12-06
    status Pending 420-char remark

    Show marketing remark (438 chars)

    : Cute 3 bed 2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room,Master bedroom with full bath with tub,shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs. Prepper’s delight!

12. 2022-12-06
    historical Active Under Contract 438-char remark

    Show marketing remark (438 chars)

    : Cute 3 bed 2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room,Master bedroom with full bath with tub,shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs. Prepper’s delight!

13. 2022-11-08
    listed $84,900 Active 438-char remark

    Show marketing remark (438 chars)

    : Cute 3 bed 2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room,Master bedroom with full bath with tub,shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs. Prepper’s delight!

14. 2022-10-30
    listed $84,900 Active 420-char remark

    Show marketing remark (420 chars)

    Cute 3 bed2 bath with over 1400 sq ft close to town. Home has a spacious living room with gas fireplace, kitchen with lots of cabinets, stove, nice size dining room, Master bedroom with full bath with tub, shower & WIC. A wonderful covered front porch & screened in back porch. Fenced in yard & several out buildings. Concrete driveway with plenty of parking, well water for all your gardening needs.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,971
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$3,782
• Taxable income: $3,111
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,249/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — Crofton

• Score: 60/100
• State rank: #388
• US rank: #18739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crofton, KY
• Population (ZIP): 3,739

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 6% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.47%
• Current HPI: 270.3456
• 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

+53.1% since first listed

12 events — show timeline

• 2026-05-21 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-09 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-19 Price Changed $130,000 REALTRACS as Distributed by MLS Grid
• 2026-02-13 Price Changed $140,000 REALTRACS as Distributed by MLS Grid
• 2025-12-24 Price Changed $160,000 REALTRACS as Distributed by MLS Grid
• 2025-11-17 Listed $170,000 REALTRACS as Distributed by MLS Grid
• 2023-01-30 Sold (MLS) $70,000 REALTRACS as Distributed by MLS Grid
• 2023-01-30 Sold (MLS) $70,000 HCTCBOR
• 2022-12-06 Pending — HCTCBOR
• 2022-12-06 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-11-08 Listed $84,900 REALTRACS as Distributed by MLS Grid
• 2022-10-30 Listed $84,900 HCTCBOR