7180 KY Hwy 356 · Cynthiana, KY 41031

$190,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 635 Days on market

Built 2005 2.00 ac lot Est $234k · 19% under ↓ 5% since listing

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Nice 2+/- acres with manufactured home with 3 bedrooms, 2 bathrooms. Laminate flooring, spacious.

Key facts

• Laminate flooring
• Manufactured home
• 2 acre lot

Tags

• MANUFACTURED HOME
• LAMINATE FLOORING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water and cistern; Septic tank and lagoon system
• Home design: Manufactured house; One story
• Construction: Vinyl siding; Metal roof; Block foundation; Built on a 2.00-acre lot
• Exterior features: Partial fencing; Rural view

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Other heating; Other cooling
• Interior features: Laminate flooring; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $160k (15.7% below list).
• Recommended offer: $160k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.5% in Cynthiana — 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 74/100 on livability (#113 in KY, #4,911 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westside Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 350 students, 57% FRL); Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 635 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $160,133 (15.7% below list)

Questions for the listing agent

1. It's been on market 635 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $234,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1380 Ky-356	0.08mi	3/1.0	1,198 (+7%)	3mo	$235,000	$196	78
26 Raintree Dr	0.25mi	3/1.0	1,075 (-4%)	2mo	$224,900	$209	76
28 Ashwood Dr	0.22mi	3/1.5	1,070 (-4%)	11mo	$245,000	$229	71
244 Sycamore Dr	0.32mi	3/2.0	1,143 (+2%)	14mo	$215,000	$188	70
80 Ashwood Dr	0.27mi	3/1.0	1,075 (-4%)	11mo	$215,000	$200	68
184 Sycamore Dr	0.28mi	3/1.0	1,037 (-7%)	4mo	$220,000	$212	67
512 Broadway Ave	0.46mi	3/1.5	1,176 (+5%)	3mo	$253,000	$215	66
286 Raintree Dr	0.43mi	2/1.5 (-1)	1,276 (+14%)	14mo	$200,000	$157	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $111,788
• Equity at exit: $171,167

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $322,423
• Equity at exit: $369,128

Cash invested: $53,200 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 97
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $132

Break-even live

Break-even rent $1,434

Max offer price $190,000

Occupancy floor 87%

Sensitivity live

Price	-10% $239	-5% $186	+0% $132	+5% $78	+10% $24
Rent	-10% $5	-5% $69	+0% $132	+5% $195	+10% $258
Rate	-1.0pp $227	-0.5pp $180	base $132	+0.5pp $83	+1.0pp $32

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $190,000 Active 635 DOM
2. 2026-06-18
   days on market $190,000 Active 632 DOM
3. 2026-06-17
   days on market $190,000 Active 631 DOM
4. 2026-06-16
   days on market $190,000 Active 630 DOM
5. 2026-06-15
   days on market $190,000 Active 629 DOM
6. 2026-06-14
   days on market $190,000 Active 627 DOM
7. 2026-06-10
   days on market $190,000 Active 624 DOM
8. 2026-06-09
   days on market $190,000 Active 623 DOM
9. 2026-06-08
   days on market $190,000 Active 622 DOM
10. 2026-06-07
    days on market $190,000 Active 621 DOM
11. 2026-06-03
    days on market $190,000 Active 617 DOM
12. 2026-06-02
    days on market $190,000 Active 616 DOM
13. 2026-06-01
    days on market $190,000 Active 615 DOM
14. 2026-05-31
    days on market $190,000 Active 614 DOM
15. 2026-05-31
    days on market $190,000 Active 613 DOM
16. 2026-03-12
    status Active
17. 2026-02-23
    historical
18. 2025-09-05
    status Active
19. 2025-08-22
    historical
20. 2025-07-03
    price $190,000
21. 2024-08-23
    listed $199,000 Active

ⓘ 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: $692 · $58/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$942/yr (+$78/mo · 136.0%)

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

Taxation est. · year 1

• Rental income: $19,216
• − Mortgage interest: −$10,643
• − Property taxes: −$692
• − Insurance: −$950
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,527
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,983/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Cynthiana

• Score: 74/100
• State rank: #113
• US rank: #4911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

-4.5% since first listed

6 events — show timeline

• 2026-03-12 Relisted — ImagineMLS
• 2026-02-23 Listing Removed — ImagineMLS
• 2025-09-05 Relisted — ImagineMLS
• 2025-08-22 Listing Removed — ImagineMLS
• 2025-07-03 Price Changed $190,000 ImagineMLS
• 2024-08-23 Listed $199,000 ImagineMLS

Property tax history

+7.0%/yr

Latest (2021): $692 · +6.1% YoY. Source: county tax records.