84 Lakeview Dr · Columbia, KY 42728

$109,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 276 Days on market

Built 1989 0.75 ac lot ↓ 3% since listing

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this newly updated 2 Bedroom 1 Bath single wide manufactured home with a covered front porch and back porch to sit and enjoy the nature that surrounds you. This property is located within 2 minutes to Green River Lake and Boat Ramp, nestled on a private lot surrounded by woods and wildlife. Call today to schedule your tour! Data believed correct; however, not guaranteed. Buyer to verify data prior to offer.

Key facts

• Covered front porch
• Private lot
• Back porch

Tags

• COVERED FRONT PORCH
• BACK PORCH
• PRIVATE LOT
• SURROUNDED BY WOODS
• NEAR GREEN RIVER LAKE
• NEAR BOAT RAMP

Property features AI

Finance

• Other: Approximately 0.75-acre lot

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Covered porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 main-level bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (20.1% below list).
• Recommended offer: $87k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#285 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Adair County (town): math 22% / reading 35% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adair County Primary Center (647 students, 70% FRL); Adair County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 598 students, 69% FRL); Adair County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 791 students, 63% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 1 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adair County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,095 (20.1% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 20% 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 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $71,540
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Richardson Rd	0.32mi	2/1.0	960 (-2%)	23mo	$70,000	$73	63
25 Boat Ramp Rd	0.26mi	3/2.0 (+1)	1,120 (+14%)	12mo	$55,000	$49	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-14,718
• Equity at exit: $16,252

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-9,180
• Equity at exit: $9,424

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 42728

• Active inventory: 100
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $47

Break-even live

Break-even rent $811

Max offer price $109,000

Occupancy floor 90%

Sensitivity live

Price	-10% $109	-5% $78	+0% $47	+5% $16	+10% $-15
Rent	-10% $-22	-5% $13	+0% $47	+5% $82	+10% $116
Rate	-1.0pp $102	-0.5pp $75	base $47	+0.5pp $19	+1.0pp $-10

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 20 events

1. 2026-06-22
   days on market $109,000 Active 276 DOM
2. 2026-06-21
   days on market $109,000 Active 275 DOM
3. 2026-06-21
   days on market $109,000 Active 274 DOM
4. 2026-06-18
   days on market $109,000 Active 272 DOM
5. 2026-06-17
   days on market $109,000 Active 271 DOM
6. 2026-06-16
   days on market $109,000 Active 270 DOM
7. 2026-06-15
   days on market $109,000 Active 269 DOM
8. 2026-06-13
   days on market $109,000 Active 267 DOM
9. 2026-06-12
   days on market $109,000 Active 266 DOM
10. 2026-06-09
    days on market $109,000 Active 263 DOM
11. 2026-06-08
    days on market $109,000 Active 262 DOM
12. 2026-06-07
    days on market $109,000 Active 261 DOM
13. 2026-06-07
    pricedays on market $109,000 Active 260 DOM
14. 2026-06-04
    days on market $115,000 Active 257 DOM
15. 2026-06-02
    days on market $115,000 Active 256 DOM
16. 2026-06-01
    days on market $115,000 Active 255 DOM
17. 2026-05-31
    days on market $115,000 Active 254 DOM
18. 2026-05-31
    days on market $115,000 Active 253 DOM
19. 2026-03-17
    price $115,000
20. 2025-09-02
    listed $119,000 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: $287 · $24/mo
• Projected year-2 tax: $937 · $78/mo
• Expected delta: +$650/yr (+$54/mo · 226.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,451
• − Mortgage interest: −$6,106
• − Property taxes: −$287
• − Insurance: −$545
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$3,171
• Taxable loss: −$1,329
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $884/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: Adair County
• NCES district ID: 2100030
• Math proficiency: 22% ▼ -28.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $33,174
• Composite: 23.3/100
• National rank: #7921
• State rank: #124 of 165 in KY

Livability — Columbia

• Score: 64/100
• State rank: #285
• US rank: #13803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,108

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,359 people
• By 2030: 20,856 · +2.4%
• By 2040: 21,678 · +6.5%
• By 2050: 22,107 · +8.6%
• By 2075: 22,740 · +11.7%
• By 2100: 21,840 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -18.5pp toward R · 2008: -52.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+67.1 2016: R+64.6 2012: R+55.0 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.69%
• Current HPI: 169.064
• 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

-3.4% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $115,000 HKARMLS
• 2025-09-02 Listed $119,000 HKARMLS

Property tax history

+11.3%/yr

Latest (2025): $287 · +2.0% YoY. Source: county tax records.