2591 Kentucky 8 · Vanceburg, KY 41179

$117,000

3 bd · 2.0 ba · 1,512 sqft · Other · 6 Days on market

Built 2004 0.70 ac lot $77/sqft · at area comps Est $116k · at est.

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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 +7.3/15.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Very nice 2004 Clayton, 1500sq ft manufactured home on large approximately . 7 acre lot located just east vanceburg Ky. The home is particularly well set up on concrete pad with block foundation perimeter. (VA FHA financing) newer roof. .Present owner is car enthusiast so more then ample parking. This home has been updated with 2nd kitchen which along with private entrance, den, bedroom and full bath makes for optional rental or mother n law suite . The main living area offers large living room, kitchen, master bedroom and master bath. The home could easily be utilized as originally designed 3 bedroom, 2 full bath. Also has nice metal building with space for car as well as separate storage

Key facts

• Concrete pad
• Optional rental
• Block foundation

Tags

• LARGE LOT
• CONCRETE PAD
• BLOCK FOUNDATION
• 2ND KITCHEN
• PRIVATE ENTRANCE
• OPTIONAL RENTAL

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Public water; Septic tank; Electricity connected; Natural gas connected
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Metal roof; Pillar/post/pier and slab foundation; Built as a manufactured house
• Exterior features: Shed(s); Other outbuilding(s); Few trees

Interior

• Kitchen: Refrigerator; Range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Space heater; Window A/C units
• Interior features: Eat-in kitchen; Insulated windows; Fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $117k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).

Location & tenants

• Location reads 69/100 on livability (#180 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lewis County (rural): math 27% / reading 39% proficiency, ranked #94 of 165 in KY (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lewis County Middle School (math 29% / reading 46%, grade F, #73 of 217 statewide, top 36%, 299 students, 78% FRL); Lewis County High School (math 27% / reading 47%, grade F, #58 of 254 statewide, top 27%, 621 students, 76% FRL).
• Market conditions: 39 active listings in the ZIP; lower-income renter base — watch delinquency.
• This rent runs 38% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($809 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lewis County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $117,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (median comp): $116,490
• List price: $117,000
• Delta: 0.44%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 1.89×
• Total profit: $29,307
• Equity at exit: $52,608

10-year hold

• IRR: 17.3%
• Equity multiple: 3.53×
• Total profit: $82,887
• Equity at exit: $81,076

Cash invested: $32,760 (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 41179

• Active inventory: 39
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $240

Break-even live

Break-even rent $881

Max offer price $117,000

Occupancy floor 75%

Sensitivity live

Price	-10% $306	-5% $273	+0% $240	+5% $207	+10% $173
Rent	-10% $146	-5% $193	+0% $240	+5% $286	+10% $333
Rate	-1.0pp $299	-0.5pp $269	base $240	+0.5pp $209	+1.0pp $179

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   status Pending 743-char remark
2. 2026-05-10
   listed $117,000 Active 743-char remark

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$601/yr (+$50/mo · 148.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,214
• − Mortgage interest: −$6,554
• − Property taxes: −$406
• − Insurance: −$585
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,404
• Taxable income: $992
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,638/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: Lewis County
• NCES district ID: 2103390
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $28,867
• Composite: 26.63/100
• National rank: #7172
• State rank: #94 of 165 in KY

Livability — Vanceburg

• Score: 69/100
• State rank: #180
• US rank: #8908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lewis · 9,091 people
• Population (ZIP): 7,039
• Household income: $37,086
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 6.9

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 13,023 people
• By 2030: 12,589 · -3.3%
• By 2040: 11,600 · -10.9%
• By 2050: 10,558 · -18.9%
• By 2075: 8,369 · -35.7%
• By 2100: 6,373 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+75.7) · D 11.6% · R 87.3% · Other 1.0%
• 2008→2024 swing: -40.2pp toward R · 2008: -35.5pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+70.8 2016: R+67.6 2012: R+41.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-05-16 Pending — ImagineMLS
• 2026-05-10 Listed $117,000 ImagineMLS

Property tax history

+1.9%/yr

Latest (2025): $406 · +2.7% YoY. Source: county tax records.