1357 State Highway 1050 · Jeffersonville, KY 40337

$189,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 21 Days on market

Built 1999 1.00 ac lot

---

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 +9.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

Key facts

• Remodeled
• New sinks
• Wooded setting

Tags

• REMODELED
• WOODED SETTING
• NEW LVP FLOORING
• UPDATED CABINETRY
• NEW VANITIES
• NEW SINKS

Property features AI

Exterior

• Parking: Detached carport; Detached garage; Driveway
• Utilities: Public water; Septic tank
• Home design: Manufactured house; One story
• Construction: Vinyl siding; Metal roof; Block foundation; Built as manufactured construction
• Exterior features: Ramped access; Shed(s); Workshop; Wooded lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range; Vented exhaust fan
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Screens; Accessible approach with ramp
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (21.1% below list).
• Recommended offer: $149k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Jeffersonville — 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 61/100 on livability (#382 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, amenities F, commute F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Camargo Elementary School (math 19% / reading 40%, grade F, #393 of 676 statewide, top 63%, 576 students, 64% FRL); Mcnabb Middle School (math 19% / reading 47%, grade F, #112 of 217 statewide, top 53%, 1,018 students, 55% FRL); Montgomery County High School (math 29% / reading 39%, grade F, #89 of 254 statewide, top 36%, 1,279 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 42 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.7% local appreciation)).
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $154k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,138 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.03×
• Total profit: $54,352
• Equity at exit: $127,228

10-year hold

• IRR: 14.8%
• Equity multiple: 4.11×
• Total profit: $164,549
• Equity at exit: $238,358

Cash invested: $52,920 (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 40337

• Home prices YoY: 2.9%
• Active inventory: 42
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-128

Break-even live

Break-even rent $1,653

Max offer price $170,486

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-63	+0% $-128	+5% $-193	+10% $-259
Rent	-10% $-246	-5% $-187	+0% $-128	+5% $-69	+10% $-10
Rate	-1.0pp $-33	-0.5pp $-80	base $-128	+0.5pp $-177	+1.0pp $-227

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   price $189,000
3. 2026-04-03
   listed $195,000 Active
4. 2025-06-11
   soldstatus $154,000 Closed 762-char remark

   Show marketing remark (762 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

5. 2025-06-11
   soldstatus $154,000

   Show marketing remark (762 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

6. 2025-05-14
   status Pending 762-char remark

   Show marketing remark (762 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

7. 2025-04-29
   price $169,900 762-char remark

   Show marketing remark (762 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

8. 2025-04-23
   price $174,999 762-char remark

   Show marketing remark (762 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

9. 2025-04-16
   price $175,000 762-char remark

   Show marketing remark (762 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

10. 2025-04-13
    listed $185,000 Active 762-char remark

    Show marketing remark (762 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home located at 1357 Kentucky Highway 1050. This cozy residence offers over 1,200 square feet of comfortable living space, perfect for families or anyone seeking a peaceful retreat. Situated on a generous 1 acre lot, the property provides ample outdoor space for gardening, play, or relaxation. Outside you'll find a LARGE detached 32X40 garage, 2 buildings measuring 12X14 & 12X12 and an 18X21 carport. With beautiful views and plenty of shade trees, this home is the perfect spot to get away from the noise of town but conveniently located just a short drive from shopping, restaurants and entertainment. Don't miss the opportunity to make this delightful property your own! Professional photos coming soon

11. 2017-07-03
    soldstatus $35,000
12. 2017-06-23
    soldstatus $35,001 Sold 321-char remark

    Show marketing remark (321 chars)

    3 bedroom, 2 bath Manufactured home that is handicap accessible on the front and back entry of this property. 2 storage buildings very private with lots of trees. Property is sold AS IS/WHERE IS. Buyer to verify all property information. Case #201-381895 EQUAL HOUSING OPPORTUNITY. Property is listed UI(Uninsured Escrow)

13. 2017-05-30
    status Pending 321-char remark

    Show marketing remark (321 chars)

    3 bedroom, 2 bath Manufactured home that is handicap accessible on the front and back entry of this property. 2 storage buildings very private with lots of trees. Property is sold AS IS/WHERE IS. Buyer to verify all property information. Case #201-381895 EQUAL HOUSING OPPORTUNITY. Property is listed UI(Uninsured Escrow)

14. 2017-05-16
    listed $29,000 Active 321-char remark

    Show marketing remark (321 chars)

    3 bedroom, 2 bath Manufactured home that is handicap accessible on the front and back entry of this property. 2 storage buildings very private with lots of trees. Property is sold AS IS/WHERE IS. Buyer to verify all property information. Case #201-381895 EQUAL HOUSING OPPORTUNITY. Property is listed UI(Uninsured Escrow)

15. 2012-10-16
    historical
16. 2012-10-16
    historical
17. 2012-04-17
    listed $67,000
18. 2012-04-17
    listed $67,000
19. 2011-10-30
    historical
20. 2010-06-01
    historical
21. 2010-05-29
    listed $69,500
22. 2009-06-15
    listed $74,000
23. 2008-12-12
    historical
24. 2008-09-12
    listed $82,500
25. 2008-09-11
    historical
26. 2008-06-11
    listed $78,500
27. 2008-03-10
    soldstatus $66,000

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 6% 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: $17,897
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$5,498
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-376/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Jeffersonville

• Score: 61/100
• State rank: #382
• US rank: #18158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersonville, KY
• Population (ZIP): 5,461

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 241.3612
• 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

+186.4% since first listed

27 events — show timeline

• 2026-04-29 Pending — ImagineMLS
• 2026-04-16 Price Changed $189,000 ImagineMLS
• 2026-04-03 Listed $195,000 ImagineMLS
• 2025-06-11 Sold (Public Records) $154,000 Public Records
• 2025-06-11 Sold (MLS) $154,000 ImagineMLS
• 2025-05-14 Pending — ImagineMLS
• 2025-04-29 Price Changed $169,900 ImagineMLS
• 2025-04-23 Price Changed $174,999 ImagineMLS
• 2025-04-16 Price Changed $175,000 ImagineMLS
• 2025-04-13 Listed $185,000 ImagineMLS
• 2017-07-03 Sold (Public Records) $35,000 Public Records
• 2017-06-23 Sold (MLS) $35,001 ImagineMLS
• 2017-05-30 Pending — ImagineMLS
• 2017-05-16 Listed $29,000 ImagineMLS
• 2012-10-16 Listing Removed — ImagineMLS
• 2012-10-16 Listing Removed — ImagineMLS
• 2012-04-17 Listed $67,000 ImagineMLS
• 2012-04-17 Listed $67,000 ImagineMLS
• 2011-10-30 Listing Removed — ImagineMLS
• 2010-06-01 Listing Removed — ImagineMLS
• 2010-05-29 Listed $69,500 ImagineMLS
• 2009-06-15 Listed $74,000 ImagineMLS
• 2008-12-12 Listing Removed — ImagineMLS
• 2008-09-12 Listed $82,500 ImagineMLS
• 2008-09-11 Listing Removed — ImagineMLS
• 2008-06-11 Listed $78,500 ImagineMLS
• 2008-03-10 Sold (Public Records) $66,000 Public Records