6682 Ky-250 · Calhoun, KY 42327

$68,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 87 Days on market

Built 2010 0.59 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Land and Home included!!! Motivated Seller!!!! Come view it and make an offer!!! Spacious 4-bedroom, 2-bath manufactured home situated on approximately . 59 acres with a functional layout and room to add value. This home offers multiple living areas, a large kitchen with center island, and a split bedroom design that provides flexibility for families, rentals, or home office setups. The property does need repairs and cosmetic updates, making it an excellent opportunity for investors, renovators, or buyers looking to build equity through improvements. With generous square footage, ample natural light, and a private rural setting, the potential here is undeniable. Outside, the nearly half-

Key facts

• Split bedroom design
• Nearly half-acre lot
• Outdoor living

Tags

• MULTIPLE LIVING AREAS
• SPLIT BEDROOM DESIGN
• PRIVATE RURAL SETTING
• NEARLY HALF-ACRE LOT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#360 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mclean County (rural): math 34% / reading 45% proficiency, ranked #34 of 165 in KY (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Livermore Elementary School (math 22% / reading 47%, grade F, #301 of 676 statewide, top 48%, 227 students, 64% FRL); Mclean County Middle School (math 30% / reading 41%, grade F, #94 of 217 statewide, top 44%, 319 students, 53% FRL); Mclean County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 413 students, 48% FRL).
• Market conditions: 26 active listings in the ZIP; 1 units permitted in McLean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• McLean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $69k implies a 213% gain — meaningful room to come down on a strong offer.

Recommended offer $64,765 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.63×
• Total profit: $12,201
• Equity at exit: $12,663

10-year hold

• IRR: 22.6%
• Equity multiple: 3.06×
• Total profit: $39,782
• Equity at exit: $10,144

Cash invested: $19,292 (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 42327

• Home prices YoY: -1.1%
• Active inventory: 26
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$361
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $332

Break-even live

Break-even rent $560

Max offer price $68,900

Occupancy floor 61%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-26
   status Pending
2. 2026-03-06
   price $68,900
3. 2026-03-03
   price $69,900
4. 2026-02-24
   price $71,900
5. 2026-02-20
   price $74,900
6. 2026-01-28
   price $79,900
7. 2026-01-06
   price $84,500
8. 2025-12-29
   listed $89,000 Active
9. 1998-04-01
   soldstatus $22,000

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $631 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,761
• − Mortgage interest: −$3,859
• − Property taxes: −$631
• − Insurance: −$344
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,004
• Taxable income: $3,040
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,251/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: Mclean County
• NCES district ID: 2104020
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 45% ▼ -16.00%
• Median HH income: $41,890
• Composite: 33.26/100
• National rank: #5512
• State rank: #34 of 165 in KY

Livability — Calhoun

• Score: 62/100
• State rank: #360
• US rank: #17196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,379

Population outlook (McLean County) Hauer SSP2

• Today (2025): 9,230 people
• By 2030: 8,943 · -3.1%
• By 2040: 8,312 · -9.9%
• By 2050: 7,677 · -16.8%
• By 2075: 6,325 · -31.5%
• By 2100: 5,010 · -45.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · McLean

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.2% · Other 1.4%
• 2008→2024 swing: -46.3pp toward R · 2008: -9.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+53.5 2016: R+52.4 2012: R+30.3 2008: R+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.23%
• Current HPI: 207.2067
• 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

+213.2% since first listed

9 events — show timeline

• 2026-03-26 Pending — ImagineMLS
• 2026-03-06 Price Changed $68,900 ImagineMLS
• 2026-03-03 Price Changed $69,900 ImagineMLS
• 2026-02-24 Price Changed $71,900 ImagineMLS
• 2026-02-20 Price Changed $74,900 ImagineMLS
• 2026-01-28 Price Changed $79,900 ImagineMLS
• 2026-01-06 Price Changed $84,500 ImagineMLS
• 2025-12-29 Listed $89,000 ImagineMLS
• 1998-04-01 Sold (Public Records) $22,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $631 · +0.0% YoY. Source: county tax records.