159 Bradbury · Richmond, KY 40475

$70,995

3 bd · 2.0 ba · 1,001 sqft · Manufactured · 237 Days on market

Built 2025 Excellent condition $467/mo HOA · 37% of rent

---

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 +15.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.8/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-New 3-Bedroom Home in Bradbury Pointe Enjoy comfort and convenience in Bradbury Pointe, a well-established community in Richmond, KY, surrounded by mature trees. This 2026 Champion/Prime Vertex single width home offers a smart floor plan and a prime location near shopping, schools, and Eastern Kentucky University. Home Highlights 3 Bedrooms, 2 Bathrooms - functional design for families or guests 16' x 66' single width home - open-concept kitchen and living area Nice, light colored kitchen cabinets 2026 new construction - brand new and move-in ready Affordable ownership in a desirable neighborhood Community Features Convenient Location - only 3 miles from I-75, less than a mile from EKU, and near University Shopping Center Neighborhood Feel - established community with tree-lined streets On-Site Amenities - clubhouse and playground for residents to enjoy Close to Essentials - near shopping, employment, and schools Bradbury Pointe offers a welcoming suburban lifestyle with easy access to education, retail, and work opportunity

Key facts

• Smart floor plan
• Open-concept kitchen
• New construction

Tags

• SMART FLOOR PLAN
• OPEN-CONCEPT KITCHEN
• NEW CONSTRUCTION
• ESTABLISHED COMMUNITY
• TREE-LINED STREETS
• ON-SITE AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $71k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $28 ($340/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.1% in Richmond — 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 69/100 on livability (#163 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, amenities F, commute F.
• Madison County (town): math 31% / reading 47% proficiency, ranked #35 of 165 in KY (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 487 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Madison County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $491 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Madison County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $62,475 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-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: 1.76% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-9,618
• Equity at exit: $10,586

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-5,730
• Equity at exit: $6,138

Cash invested: $19,879 (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 40475

• Home prices YoY: -22.7%
• Rents YoY: 2.8%
• Active inventory: 487
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$467
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $28

Break-even live

Break-even rent $1,212

Max offer price $70,995

Occupancy floor 93%

Sensitivity live

Price	-10% $77	-5% $53	+0% $28	+5% $4	+10% $-21
Rent	-10% $-70	-5% $-21	+0% $28	+5% $78	+10% $127
Rate	-1.0pp $64	-0.5pp $46	base $28	+0.5pp $10	+1.0pp $-9

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: $17,749
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Woods Trl Unit 2 Richmond, KY	4.0	3.0	1300	$1,500	$1.15	14d	1	0.45mi
125 Woods Trl Unit 2 Richmond, KY	3.0	2.0	1386	$1,275	$0.92	14d	1	0.46mi
1000 Heathcliff Dr Unit 1 Richmond, KY	3.0	2.0	1100	$1,225	$1.11	24d	1	0.56mi
172 S Killarney Ln Unit 6 Richmond, KY	2.0	1.5	1000	$875	$0.88	14d	1	0.67mi
107 Robbins Dr Unit 18 Richmond, KY	2.0	1.0	810	$900	$1.11	24d	1	0.79mi
107 Robbins Dr Unit 4 Richmond, KY	2.0	1.0	810	$900	$1.11	44d	1	0.80mi
2319 Lantern Ridge Dr Unit 3 Richmond, KY	2.0	2.0	1121	$1,450	$1.29	24d	1	1.06mi
337 High St Apt 3 Richmond, KY	2.0	1.0	750	$875	$1.17	44d	1	1.13mi
337 High St Apt 2 Richmond, KY	2.0	1.0	750	$750	$1.00	14d	1	1.13mi
325 S 3rd St Unit B Richmond, KY	2.0	1.0	1000	$1,195	$1.20	24d	1	1.14mi
333 High St Unit A Richmond, KY	2.0	2.0	1100	$1,600	$1.45	44d	1	1.15mi
327 High St Apt B Richmond, KY	2.0	2.0	1100	$1,550	$1.41	14d	1	1.16mi
327 High St Unit C Richmond, KY	2.0	2.0	1100	$950	$0.86	44d	1	1.16mi
804 Melanie Ln Richmond, KY	2.0	2.5	1200	$1,250	$1.04	44d	1	1.18mi
2 Wellington Ct Unit A Richmond, KY	3.0	1.0	1100	$2,450	$2.23	44d	1	1.21mi
107 Darleen Ct Richmond, KY	3.0	1.0	1128	$1,200	$1.06	44d	1	1.43mi
512 Claire Pl Richmond, KY	1.0–2.0	1.0–2.0	913	$1,345	$1.47	44d	2	1.45mi
428 North St Unit Z2 Richmond, KY	3.0	1.0	1310	$1,099	$0.84	44d	1	1.49mi
103 Rice Ct Unit 3 Richmond, KY	2.0	1.0	700	$950	$1.36	44d	1	1.50mi
103 Rice Ct Unit 5 Richmond, KY	2.0	1.0	700	$800	$1.14	24d	1	1.50mi

HOA detail

• Monthly dues: $467 · $5,604/yr

Listing history 16 events

1. 2026-06-18
   days on market $70,995 Active 237 DOM
2. 2026-06-17
   days on market $70,995 Active 236 DOM
3. 2026-06-16
   days on market $70,995 Active 235 DOM
4. 2026-06-15
   days on market $70,995 Active 234 DOM
5. 2026-06-14
   days on market $70,995 Active 232 DOM
6. 2026-06-10
   days on market $70,995 Active 229 DOM
7. 2026-06-09
   days on market $70,995 Active 228 DOM
8. 2026-06-08
   days on market $70,995 Active 227 DOM
9. 2026-06-07
   days on market $70,995 Active 226 DOM
10. 2026-06-05
    days on market $70,995 Active 223 DOM
11. 2026-06-03
    days on market $70,995 Active 222 DOM
12. 2026-06-02
    days on market $70,995 Active 221 DOM
13. 2026-06-01
    days on market $70,995 Active 220 DOM
14. 2026-05-31
    days on market $70,995 Active 219 DOM
15. 2026-05-31
    days on market $70,995 Active 218 DOM
16. 2025-10-24
    listed $70,995 Active 1059-char remark

    Show marketing remark (1059 chars)

    Brand-New 3-Bedroom Home in Bradbury Pointe Enjoy comfort and convenience in Bradbury Pointe, a well-established community in Richmond, KY, surrounded by mature trees. This 2026 Champion/Prime Vertex single width home offers a smart floor plan and a prime location near shopping, schools, and Eastern Kentucky University. Home Highlights 3 Bedrooms, 2 Bathrooms - functional design for families or guests 16' x 66' single width home - open-concept kitchen and living area Nice, light colored kitchen cabinets 2026 new construction - brand new and move-in ready Affordable ownership in a desirable neighborhood Community Features Convenient Location - only 3 miles from I-75, less than a mile from EKU, and near University Shopping Center Neighborhood Feel - established community with tree-lined streets On-Site Amenities - clubhouse and playground for residents to enjoy Close to Essentials - near shopping, employment, and schools Bradbury Pointe offers a welcoming suburban lifestyle with easy access to education, retail, and work opportunity

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,977
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − HOA: −$5,604
• − Depreciation: −$2,065
• Taxable loss: −$485
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $457/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This brand-new 3-bedroom home in Bradbury Pointe, Richmond, KY, is move-in ready with excellent condition and no visible repairs needed. It offers a smart floor plan and is located in a desirable neighborhood.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior and interior — Fresh paint improves appearance and value
• Both Landscaping and curb appeal — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Madison County
• NCES district ID: 2103720
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $43,590
• Composite: 32.99/100
• National rank: #5580
• State rank: #35 of 165 in KY

Livability — Richmond

• Score: 69/100
• State rank: #163
• US rank: #8196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, KY
• County: Madison County · 93,568 people
• City population: 65,961
• Metro: Richmond-Berea, KY
• Population (ZIP): 65,961
• Household income: $63,050
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 2031.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 99,241 people
• By 2030: 104,927 · +5.7%
• By 2040: 116,079 · +17.0%
• By 2050: 127,293 · +28.3%
• By 2075: 155,644 · +56.8%
• By 2100: 176,488 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+30.9) · D 33.6% · R 64.5% · Other 1.9%
• 2008→2024 swing: -8.4pp toward R · 2008: -22.4pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.8 2016: R+31.2 2012: R+28.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.04%
• Current HPI: 245.8489
• Rent YoY: ▲ 2.82%
• Metro: Richmond-Berea, KY
• 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

1 event — show timeline

• 2025-10-24 Listed $70,995 Zillow