2022 U.s. 421 · Bedford, KY 40006

$110,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 175 Days on market

Built 1991 1.00 ac lot $75/sqft · 55% below area ↓ 12% since listing

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Investor special! Manufactured home situated on a full acre with mature trees and a peaceful stream running alongside the property—perfect for a future fire-pit setting. Features include an updated furnace, new A/C, and a large bay window that brings in great natural light. Excellent opportunity for renovation or rental potential.

Key facts

• New a c
• Full acre
• Peaceful stream

Tags

• FULL ACRE
• MATURE TREES
• PEACEFUL STREAM
• UPDATED FURNACE
• NEW A C
• LARGE BAY WINDOW

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $200 ($2k/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 60/100 on livability (#399 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Trimble County (rural): math 14% / reading 30% proficiency, ranked #151 of 165 in KY (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $761 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trimble County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) 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 — 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 175 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: 1.08% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $246,628
• List price: $110,000
• Delta: -55.40%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $991
• Equity at exit: $22,892

10-year hold

• IRR: 8.3%
• Equity multiple: 1.74×
• Total profit: $22,781
• Equity at exit: $21,042

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 40006

• Home prices YoY: -0.7%
• Active inventory: 30
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $200

Break-even live

Break-even rent $940

Max offer price $110,000

Occupancy floor 78%

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 18 events

1. 2026-06-17
   status $110,000 Pending 175 DOM
2. 2026-06-16
   days on market $110,000 Active 175 DOM
3. 2026-06-15
   days on market $110,000 Active 174 DOM
4. 2026-06-13
   days on market $110,000 Active 172 DOM
5. 2026-06-12
   days on market $110,000 Active 171 DOM
6. 2026-06-09
   days on market $110,000 Active 168 DOM
7. 2026-06-08
   days on market $110,000 Active 167 DOM
8. 2026-06-07
   days on market $110,000 Active 166 DOM
9. 2026-06-07
   days on market $110,000 Active 165 DOM
10. 2026-06-04
    days on market $110,000 Active 162 DOM
11. 2026-06-02
    days on market $110,000 Active 161 DOM
12. 2026-06-01
    days on market $110,000 Active 160 DOM
13. 2026-05-31
    days on market $110,000 Active 159 DOM
14. 2026-05-31
    days on market $110,000 Active 158 DOM
15. 2026-03-02
    status Active 338-char remark

    Show marketing remark (338 chars)

    Investor special! Manufactured home situated on a full acre with mature trees and a peaceful stream running alongside the property—perfect for a future fire-pit setting. Features include an updated furnace, new A/C, and a large bay window that brings in great natural light. Excellent opportunity for renovation or rental potential.

16. 2026-03-02
    price $110,000 338-char remark

    Show marketing remark (338 chars)

    Investor special! Manufactured home situated on a full acre with mature trees and a peaceful stream running alongside the property—perfect for a future fire-pit setting. Features include an updated furnace, new A/C, and a large bay window that brings in great natural light. Excellent opportunity for renovation or rental potential.

17. 2026-02-10
    historical Active Under Contract 338-char remark

    Show marketing remark (338 chars)

    Investor special! Manufactured home situated on a full acre with mature trees and a peaceful stream running alongside the property—perfect for a future fire-pit setting. Features include an updated furnace, new A/C, and a large bay window that brings in great natural light. Excellent opportunity for renovation or rental potential.

18. 2025-12-23
    listed $125,000 Active 338-char remark

    Show marketing remark (338 chars)

    Investor special! Manufactured home situated on a full acre with mature trees and a peaceful stream running alongside the property—perfect for a future fire-pit setting. Features include an updated furnace, new A/C, and a large bay window that brings in great natural light. Excellent opportunity for renovation or rental potential.

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$307/yr (+$26/mo · 48.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,308
• − Mortgage interest: −$6,162
• − Property taxes: −$639
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,200
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,233/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: Trimble County
• NCES district ID: 2105610
• Math proficiency: 14% ▼ -10.00%
• Reading proficiency: 30% ▼ -13.00%
• Median HH income: $48,287
• Composite: 19.35/100
• National rank: #8790
• State rank: #151 of 165 in KY

Livability — Bedford

• Score: 60/100
• State rank: #399
• US rank: #19152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,900

Population outlook (Trimble County) Hauer SSP2

• Today (2025): 8,783 people
• By 2030: 8,694 · -1.0%
• By 2040: 8,345 · -5.0%
• By 2050: 7,711 · -12.2%
• By 2075: 5,922 · -32.6%
• By 2100: 4,016 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Trimble

• 2024 margin: Solid R (+55.5) · D 21.7% · R 77.3% · Other 1.0%
• 2008→2024 swing: -35.7pp toward R · 2008: -19.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+51.3 2016: R+50.0 2012: R+22.0 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.70%
• Current HPI: 238.7591
• 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

-12.0% since first listed

4 events — show timeline

• 2026-03-02 Relisted — Metro Search MLS
• 2026-03-02 Price Changed $110,000 Metro Search MLS
• 2026-02-10 Contingent — Metro Search MLS
• 2025-12-23 Listed $125,000 Metro Search MLS

Property tax history

+0.6%/yr

Latest (2025): $639 · -0.3% YoY. Source: county tax records.