156 Hideaway Ct · Burnside, KY 42503

$84,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 33 Days on market

Built 2025 6,098 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice lot with improvements just minutes from Lees Ford Marina. Septic, city water, cable tv, wifi. 20x10 metal building with shower. Hot tub negotiable. 20x18 carport. plenty of gravel area for parking camper, RV or boat. Great property to be on the lake in minutes. 100 amp electrical service. Instant hot water for shower.

Key facts

• 50 amp rv hookup
• Move in ready
• Additional building

Tags

• STUDIO STYLE TINY HOME
• OPEN CONCEPT LAYOUT
• MOVE IN READY
• ADDITIONAL BUILDING
• 50 AMP RV HOOKUP
• NEAR LEE'S FORD MARINA

Property features AI

Finance

• Other: Building area reported as 590; Lot reported as approximately 0.14 acres

Exterior

• Parking: Driveway
• Utilities: Septic tank; Cable available; Electricity connected; Phone available; Water connected
• Home design: One level
• Construction: Metal roof; Wood siding; Other foundation
• Exterior features: Fire pit; Shed(s); Few trees on lot; Public water

Interior

• Kitchen: Oven; Refrigerator; Dryer (listed with appliances); Washer (listed with appliances)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other heating; Electric cooling; Wall unit(s)
• Interior features: Ceiling fan(s); Window screens; Crawl space basement; No fireplace; Total of 4 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 2.9% in Burnside — 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 71/100 on livability (#141 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southern Middle School (math 41% / reading 50%, grade D+, #32 of 217 statewide, top 15%, 941 students, 68% FRL); Southwestern High School (math 33% / reading 43%, grade F, #55 of 254 statewide, top 22%, 1,265 students, 64% FRL).
• Market conditions: 293 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $85k implies a 165% 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 $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.71% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.59%
• DSCR: 2.45
• GRM: 4.9

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: 27.7%
• Equity multiple: 2.15×
• Total profit: $27,331
• Equity at exit: $12,659

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $76,619
• Equity at exit: $7,341

Cash invested: $23,772 (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 42503

• Home prices YoY: -8.4%
• Active inventory: 293
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $646

Break-even live

Break-even rent $633

Max offer price $84,900

Occupancy floor 50%

Sensitivity live

Price	-10% $694	-5% $670	+0% $646	+5% $622	+10% $598
Rent	-10% $531	-5% $588	+0% $646	+5% $703	+10% $760
Rate	-1.0pp $688	-0.5pp $667	base $646	+0.5pp $624	+1.0pp $601

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Lee's Ford Dock Rd Unit 7 Nancy, KY	2.0	1.0	700	$1,450	$2.07	44d	1	0.44mi

Listing history 27 events

1. 2026-06-21
   statusdays on market $84,900 Contingent 33 DOM
2. 2026-06-18
   days on market $84,900 Active 31 DOM
3. 2026-06-17
   days on market $84,900 Active 30 DOM
4. 2026-06-16
   days on market $84,900 Active 29 DOM
5. 2026-06-15
   days on market $84,900 Active 28 DOM
6. 2026-06-13
   days on market $84,900 Active 26 DOM
7. 2026-06-12
   days on market $84,900 Active 25 DOM
8. 2026-06-09
   days on market $84,900 Active 22 DOM
9. 2026-06-08
   days on market $84,900 Active 21 DOM
10. 2026-06-07
    days on market $84,900 Active 20 DOM
11. 2026-06-07
    pricedays on market $84,900 Active 19 DOM
12. 2026-06-04
    days on market $89,900 Active 16 DOM
13. 2026-06-02
    days on market $89,900 Active 15 DOM
14. 2026-06-01
    days on market $89,900 Active 14 DOM
15. 2026-05-31
    days on market $89,900 Active 13 DOM
16. 2026-05-31
    days on market $89,900 Active 12 DOM
17. 2026-05-18
    listed $89,900 Active
18. 2025-04-07
    price $42,500
19. 2022-04-11
    soldstatus $32,000
20. 2022-04-08
    soldstatus $32,000 Closed 334-char remark

    Show marketing remark (334 chars)

    Nice lot with improvements just minutes from Lees Ford Marina. Septic, city water, cable tv, wifi. 20x10 metal building with shower. Hot tub negotiable. 20x18 carport. plenty of gravel area for parking camper, RV or boat. Great property to be on the lake in minutes. 100 amp electrical service. Instant hot water for shower.

21. 2022-03-09
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Nice lot with improvements just minutes from Lees Ford Marina. Septic, city water, cable tv, wifi. 20x10 metal building with shower. Hot tub negotiable. 20x18 carport. plenty of gravel area for parking camper, RV or boat. Great property to be on the lake in minutes. 100 amp electrical service. Instant hot water for shower.

22. 2021-10-22
    listed $42,000 Active 334-char remark

    Show marketing remark (334 chars)

    Nice lot with improvements just minutes from Lees Ford Marina. Septic, city water, cable tv, wifi. 20x10 metal building with shower. Hot tub negotiable. 20x18 carport. plenty of gravel area for parking camper, RV or boat. Great property to be on the lake in minutes. 100 amp electrical service. Instant hot water for shower.

23. 2014-07-02
    soldstatus $10,000
24. 2014-06-27
    soldstatus $10,000
25. 2013-08-15
    listed $12,000
26. 2013-07-24
    soldstatus $9,500
27. 2009-02-24
    soldstatus $9,500

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$499/yr (+$42/mo · 215.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,400
• − Mortgage interest: −$4,756
• − Property taxes: −$231
• − Insurance: −$424
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,470
• Taxable income: $6,735
• Est. tax owed @ 24.0%: −$1,616
• After-tax cash flow: $6,131/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Burnside

• Score: 71/100
• State rank: #141
• US rank: #6774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,638

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.16%
• Current HPI: 294.5958
• 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

+846.3% since first listed

11 events — show timeline

• 2026-05-18 Listed $89,900 ImagineMLS
• 2025-04-07 Price Changed $42,500 ImagineMLS
• 2022-04-11 Sold (Public Records) $32,000 Public Records
• 2022-04-08 Sold (MLS) $32,000 ImagineMLS
• 2022-03-09 Pending — ImagineMLS
• 2021-10-22 Listed $42,000 ImagineMLS
• 2014-07-02 Sold (MLS) $10,000 ImagineMLS
• 2014-06-27 Sold (Public Records) $10,000 Public Records
• 2013-08-15 Listed $12,000 ImagineMLS
• 2013-07-24 Sold (Public Records) $9,500 Public Records
• 2009-02-24 Sold (Public Records) $9,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $231 · -2.3% YoY. Source: county tax records.