432 N Lake Dr · Burnside, KY 42519

$95,000

3 bd · 1.5 ba · 910 sqft · Manufactured public records · 39 Days on market

Built 1995 0.50 ac lot $104/sqft · 16% below area Est $138k · 31% under $13/mo HOA · 1% of rent

---

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

Listing remarks

Welcome to lake living at its finest in the highly sought-after Dixie Bend boating community near beautiful Lake Cumberland. This well-maintained 3-bedroom, 2-bath manufactured home offers the perfect blend of comfort, privacy, and investment potential—all tucked away on a peaceful wooded lot with seasonal lake views from the front porch. Fully furnished and truly move-in ready, this property allows you to start enjoying the lake lifestyle immediately—just bring your personal belongings. Designed for both relaxation and functionality, the home offers a comfortable layout ideal for weekend getaways, full-time living, or short-term rental opportunities such as Airbnb. Enjoy the se

Key facts

• Move-in ready
• Peaceful wooded lot
• Seasonal lake views

Tags

• DIXIE BEND BOATING COMMUNITY
• PEACEFUL WOODED LOT
• SEASONAL LAKE VIEWS
• FULLY FURNISHED
• MOVE-IN READY
• PRIVATE NEIGHBORHOOD BOAT SLIP

Property features AI

Finance

• Other: Located in the Dixie Bend subdivision, Pulaski County
• HOA & community: Has association with annual fee

Exterior

• Utilities: Septic tank sewer
• Home design: Manufactured house
• Construction: Vinyl siding; Pillar/post/pier foundation; Built area approximately 1,110
• Exterior features: Half-acre lot; Trees/woods and water views; Public water

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Has heating
• Interior features: Dishwasher; Microwave; Refrigerator; Oven; Carpet flooring; Vinyl flooring; 7 total rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/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: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.0% 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: Burnside Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 432 students, 84% FRL); Southern Middle School (math 41% / reading 50%, grade D+, #32 of 217 statewide, top 15%, 941 students, 68% FRL); Pulaski County High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 1,209 students, 57% FRL).
• Market conditions: 84 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 $6k of equity ($657 loan paydown + $5k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $95k implies a 126% gain — meaningful room to come down on a strong offer.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.53% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 5.5

CMA / ARV

• ARV (median comp): $138,124
• List price: $95,000
• Delta: -31.22%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

5.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 3.22×
• Total profit: $59,150
• Equity at exit: $54,953

10-year hold

• IRR: 33.7%
• Equity multiple: 6.53×
• Total profit: $146,973
• Equity at exit: $95,779

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 42519

• Home prices YoY: 1.5%
• Active inventory: 84
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$40
• HOA: −$13
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $569

Break-even live

Break-even rent $729

Max offer price $95,000

Occupancy floor 56%

Sensitivity live

Price	-10% $623	-5% $596	+0% $569	+5% $542	+10% $515
Rent	-10% $454	-5% $512	+0% $569	+5% $626	+10% $683
Rate	-1.0pp $617	-0.5pp $593	base $569	+0.5pp $544	+1.0pp $519

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: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 20 events

1. 2026-06-22
   days on market $95,000 Active 39 DOM
2. 2026-06-21
   days on market $95,000 Active 38 DOM
3. 2026-06-21
   days on market $95,000 Active 37 DOM
4. 2026-06-18
   days on market $95,000 Active 35 DOM
5. 2026-06-17
   days on market $95,000 Active 34 DOM
6. 2026-06-16
   days on market $95,000 Active 33 DOM
7. 2026-06-15
   days on market $95,000 Active 32 DOM
8. 2026-06-13
   days on market $95,000 Active 30 DOM
9. 2026-06-12
   days on market $95,000 Active 29 DOM
10. 2026-06-09
    days on market $95,000 Active 26 DOM
11. 2026-06-08
    days on market $95,000 Active 25 DOM
12. 2026-06-07
    days on market $95,000 Active 24 DOM
13. 2026-06-07
    days on market $95,000 Active 23 DOM
14. 2026-06-04
    days on market $95,000 Active 20 DOM
15. 2026-06-02
    days on market $95,000 Active 19 DOM
16. 2026-06-01
    days on market $95,000 Active 18 DOM
17. 2026-05-31
    days on market $95,000 Active 17 DOM
18. 2026-05-31
    days on market $95,000 Active 16 DOM
19. 2026-05-14
    listed $95,000 Active 1153-char remark
20. 2018-04-27
    soldstatus $42,000

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$513/yr (+$43/mo · 169.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $17,392
• − Mortgage interest: −$5,321
• − Property taxes: −$304
• − Insurance: −$475
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$156
• − Depreciation: −$2,764
• Taxable income: $5,589
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $5,485/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): 2,800

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 (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3% Native American 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▲ 5.19%
• Current HPI: 358.2137
• 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

+126.2% since first listed

2 events — show timeline

• 2026-05-14 Listed $95,000 ImagineMLS
• 2018-04-27 Sold (Public Records) $42,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $304 · -2.3% YoY. Source: county tax records.