92 Spring Meadow Cir · Campbellsville, KY 42718

$200,000

4 bd · 2.0 ba · 1,440 sqft · Other public records · 6 Days on market

Built 2004 0.49 ac lot

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate, beautifully decorated and landscaped 2004, 4 bedroom, 2 full bath home located just minutes from town, shopping and Green River Lake at 92 Spring Meadow Circle in Point Pleasant. This lovely home comes with stove, refrigerator, washer/dryer and has two blacktop driveways, one in front of house and one in back for easy access to detached garage. Nice large decks on front and back of this house to enjoy country living. This manufactured home on a permanent foundation. This won't last priced at only $89,900! Call today to schedule your showing.

Key facts

• Permanent foundation
• Above-ground pool
• Large primary suite

Tags

• PERMANENT FOUNDATION
• LARGE PRIMARY SUITE
• SEPARATE LAUNDRY ROOM
• DETACHED GARAGE
• STORAGE SHED WITH LOFT
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: 2-car garage; Asphalt parking
• Utilities: Public water; Septic sewer
• Home design: Manufactured single-family home; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Patio; Porch; Lake frontage

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Walk-in closets; Double vanity; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $76 ($908/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 $164k (18.1% below list).
• Recommended offer: $164k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Campbellsville — 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 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Taylor County (town): math 26% / reading 42% proficiency, ranked #71 of 165 in KY (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor County Elementary School (math 34% / reading 37%, grade F, #293 of 676 statewide, top 44%, 567 students, 59% FRL); Taylor County Middle School (math 21% / reading 48%, grade F, #99 of 217 statewide, top 47%, 601 students, 52% FRL); Taylor County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 817 students, 47% FRL).
• Market conditions: 186 active listings in the ZIP; 10 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Taylor County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $84k; list at $200k implies a 137% 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 $163,821 (18.1% below list)

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. 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?
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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-27,665
• Equity at exit: $29,821

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-18,192
• Equity at exit: $17,292

Cash invested: $56,000 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $76

Break-even live

Break-even rent $1,542

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $189	-5% $132	+0% $76	+5% $19	+10% $-38
Rent	-10% $-54	-5% $11	+0% $76	+5% $140	+10% $205
Rate	-1.0pp $176	-0.5pp $127	base $76	+0.5pp $24	+1.0pp $-29

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $200,000 Active 6 DOM
2. 2026-06-18
   days on market $200,000 Active 3 DOM
3. 2026-06-17
   days on market $200,000 Active 2 DOM
4. 2026-06-16
   remarks 641-char remark
5. 2026-06-16
   listed $200,000 Active 1 DOM

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$684/yr (+$57/mo · 66.0%)

ⓘ 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 5/10 Major 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: $19,659
• − Mortgage interest: −$11,203
• − Property taxes: −$1,036
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,818
• Taxable loss: −$2,544
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $1,519/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: Taylor County
• NCES district ID: 2105520
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $42,883
• Composite: 28.78/100
• National rank: #6667
• State rank: #71 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

+192.0% since first listed

9 events — show timeline

• 2026-06-15 Listed $200,000 HKARMLS
• 2025-12-10 Listing Removed — ImagineMLS
• 2025-08-19 Price Changed $235,000 ImagineMLS
• 2025-06-27 Price Changed $239,900 ImagineMLS
• 2025-06-10 Listed $244,900 ImagineMLS
• 2018-05-17 Sold (Public Records) $84,500 Public Records
• 2018-05-16 Sold (MLS) $84,500 ImagineMLS
• 2018-04-04 Listed $89,000 ImagineMLS
• 2005-05-13 Sold (Public Records) $68,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,036 · +24.9% YoY. Source: county tax records.