240 Shannon Dr · Science Hill, KY 42553

$125,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 276 Days on market

Built 1994 1.00 ac lot

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Why this score? — see what drove the D+ 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 +12.8/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 240 Shannon Drive in Science Hill. This singlewide home offers 3 bedrooms and 2 bathrooms on a spacious 1 acre lot. The property features a flat yard that makes upkeep simple and opens the door for gardening, raising chickens, or creating a fenced space for pets. Recent updates include a new HVAC system and a new water heater, providing peace of mind. Conveniently located close to town, this home blends country living with nearby amenities. Updated photos will be available soon.

Key facts

• Close to town
• Spacious 1 acre lot
• New water heater

Tags

• NEW HVAC SYSTEM
• NEW WATER HEATER
• SPACIOUS 1 ACRE LOT
• CLOSE TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $-11 ($-131/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (13.6% below list).
• Recommended offer: $108k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Science Hill — 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 64/100 on livability (#300 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, 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.
• Market conditions: 30 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $7k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $125k implies a 942% gain — meaningful room to come down on a strong offer.

Recommended offer $107,970 (13.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.85×
• Total profit: $29,696
• Equity at exit: $72,497

10-year hold

• IRR: 13.9%
• Equity multiple: 3.56×
• Total profit: $89,712
• Equity at exit: $126,517

Cash invested: $35,000 (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 42553

• Home prices YoY: 1.7%
• Active inventory: 30
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-11

Break-even live

Break-even rent $1,093

Max offer price $123,425

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $32	+0% $-11	+5% $-54	+10% $-97
Rent	-10% $-96	-5% $-54	+0% $-11	+5% $32	+10% $74
Rate	-1.0pp $52	-0.5pp $21	base $-11	+0.5pp $-43	+1.0pp $-76

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 276 DOM
2. 2026-06-21
   days on market $125,000 Active 275 DOM
3. 2026-06-18
   days on market $125,000 Active 273 DOM
4. 2026-06-17
   days on market $125,000 Active 272 DOM
5. 2026-06-16
   days on market $125,000 Active 271 DOM
6. 2026-06-15
   days on market $125,000 Active 270 DOM
7. 2026-06-13
   days on market $125,000 Active 268 DOM
8. 2026-06-12
   days on market $125,000 Active 267 DOM
9. 2026-06-09
   days on market $125,000 Active 264 DOM
10. 2026-06-08
    days on market $125,000 Active 263 DOM
11. 2026-06-07
    days on market $125,000 Active 262 DOM
12. 2026-06-07
    days on market $125,000 Active 261 DOM
13. 2026-06-04
    days on market $125,000 Active 258 DOM
14. 2026-06-02
    days on market $125,000 Active 257 DOM
15. 2026-06-01
    days on market $125,000 Active 256 DOM
16. 2026-05-31
    days on market $125,000 Active 255 DOM
17. 2026-05-31
    days on market $125,000 Active 254 DOM
18. 2025-09-18
    listed $125,000 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to 240 Shannon Drive in Science Hill. This singlewide home offers 3 bedrooms and 2 bathrooms on a spacious 1 acre lot. The property features a flat yard that makes upkeep simple and opens the door for gardening, raising chickens, or creating a fenced space for pets. Recent updates include a new HVAC system and a new water heater, providing peace of mind. Conveniently located close to town, this home blends country living with nearby amenities. Updated photos will be available soon.

19. 2012-08-08
    soldstatus $12,000
20. 2005-03-09
    soldstatus $14,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,956
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$3,636
• Taxable loss: −$2,255
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $411/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 — Science Hill

• Score: 64/100
• State rank: #300
• US rank: #14380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,962

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Subsaharan African 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 5.22%
• Current HPI: 312.5486
• 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

+762.1% since first listed

3 events — show timeline

• 2025-09-18 Listed $125,000 HKARMLS
• 2012-08-08 Sold (Public Records) $12,000 Public Records
• 2005-03-09 Sold (Public Records) $14,500 Public Records

Property tax history

-8.3%/yr

Latest (2025): $36 · -2.3% YoY. Source: county tax records.