9709 US 460 West · Salyersville, KY 41465

$95,000

3 bd · 2.0 ba · 1,280 sqft · Other · 28 Days on market

Built 2019 1.00 ac lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.6/10.0

Listing remarks MLS

Very nice, spacious, well kept, move in ready, 16x80 mobile home! This 2018, 3 bedroom, 2 bath home sits on 1.3 acres and features a 24x60 building, that could easily be converted into a 2 car garage. Don't miss out! Call today for your private viewing!

Key facts

• Fully fenced-in yard
• 1 acre lot
• Built 2019

Tags

• FULLY FENCED-IN YARD
• CAR WASH STORAGE FACILITY
• OUT OF THE FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#133 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Magoffin County (rural): math 13% / reading 28% proficiency, ranked #161 of 165 in KY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Magoffin County High School (math 8% / reading 17%, grade F, #228 of 254 statewide, top 91%, 637 students, 71% FRL).
• Market conditions: 36 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Magoffin County population projected at -32% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.6

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-3,269
• Equity at exit: $14,165

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $12,774
• Equity at exit: $8,214

Cash invested: $26,600 (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 41465

• Home prices YoY: -2.5%
• Active inventory: 36
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $190

Break-even live

Break-even rent $805

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-23
   soldstatus $105,000
2. 2025-10-06
   status Pending
3. 2025-09-08
   listed $95,000 Active
4. 2025-04-16
   price $90,000
5. 2025-03-03
   price $99,000
6. 2025-01-24
   listed $109,000 Active
7. 2023-11-16
   soldstatus $83,000 Closed 254-char remark

   Show marketing remark (254 chars)

   Very nice, spacious, well kept, move in ready, 16x80 mobile home! This 2018, 3 bedroom, 2 bath home sits on 1.3 acres and features a 24x60 building, that could easily be converted into a 2 car garage. Don't miss out! Call today for your private viewing!

8. 2023-10-08
   status Pending 254-char remark

   Show marketing remark (254 chars)

   Very nice, spacious, well kept, move in ready, 16x80 mobile home! This 2018, 3 bedroom, 2 bath home sits on 1.3 acres and features a 24x60 building, that could easily be converted into a 2 car garage. Don't miss out! Call today for your private viewing!

9. 2023-07-17
   price $80,000 254-char remark

   Show marketing remark (254 chars)

   Very nice, spacious, well kept, move in ready, 16x80 mobile home! This 2018, 3 bedroom, 2 bath home sits on 1.3 acres and features a 24x60 building, that could easily be converted into a 2 car garage. Don't miss out! Call today for your private viewing!

10. 2023-06-10
    price $87,000 254-char remark

    Show marketing remark (254 chars)

    Very nice, spacious, well kept, move in ready, 16x80 mobile home! This 2018, 3 bedroom, 2 bath home sits on 1.3 acres and features a 24x60 building, that could easily be converted into a 2 car garage. Don't miss out! Call today for your private viewing!

11. 2023-05-26
    listed $92,900 Active 254-char remark

    Show marketing remark (254 chars)

    Very nice, spacious, well kept, move in ready, 16x80 mobile home! This 2018, 3 bedroom, 2 bath home sits on 1.3 acres and features a 24x60 building, that could easily be converted into a 2 car garage. Don't miss out! Call today for your private viewing!

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$434/yr (+$36/mo · 113.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,553
• − Mortgage interest: −$5,321
• − Property taxes: −$383
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$2,764
• Taxable income: $805
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,091/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: Magoffin County
• NCES district ID: 2103750
• Math proficiency: 13% ▼ -33.00%
• Reading proficiency: 28% ▼ -28.00%
• Median HH income: $26,755
• Composite: 16.05/100
• National rank: #9241
• State rank: #161 of 165 in KY

Livability — Salyersville

• Score: 72/100
• State rank: #133
• US rank: #6251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salyersville, KY
• Population (ZIP): 10,539

Population outlook (Magoffin County) Hauer SSP2

• Today (2025): 11,677 people
• By 2030: 10,962 · -6.1%
• By 2040: 9,458 · -19.0%
• By 2050: 8,002 · -31.5%
• By 2075: 5,292 · -54.7%
• By 2100: 3,521 · -69.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Magoffin

• 2024 margin: Solid R (+64.1) · D 17.2% · R 81.3% · Other 1.5%
• 2008→2024 swing: -57.0pp toward R · 2008: -7.1pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+54.3 2016: R+51.9 2012: R+39.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.64%
• Current HPI: 219.4993
• 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

+13.0% since first listed

11 events — show timeline

• 2026-03-23 Sold (Public Records) $105,000 Public Records
• 2025-10-06 Pending — EKAR
• 2025-09-08 Listed $95,000 EKAR
• 2025-04-16 Price Changed $90,000 EKAR
• 2025-03-03 Price Changed $99,000 EKAR
• 2025-01-24 Listed $109,000 EKAR
• 2023-11-16 Sold (MLS) $83,000 EKAR
• 2023-10-08 Pending — EKAR
• 2023-07-17 Price Changed $80,000 EKAR
• 2023-06-10 Price Changed $87,000 EKAR
• 2023-05-26 Listed $92,900 EKAR

Property tax history

+76.5%/yr

Latest (2024): $383 · +197.4% YoY. Source: county tax records.