183 Pine Bridge Rd · Harlan, KY 40829

$114,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 78 Days on market

Built 2014 0.58 ac lot $94/sqft · 17% above area Est $98k · 17% over ↓ 8% since listing

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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 +18.3/30.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to this charming and beautifully updated 2014 single-wide offering comfort, space, and convenience! Featuring 3 spacious bedrooms and 2 full bathrooms, this home is perfect for those looking for affordable living without sacrificing style. Situated on 0.58 acres, you'll love the open outdoor space--ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Inside, the layout is functional and inviting, with plenty of natural light and room to make it your own. Whether you're a first-time homebuyer, downsizing, or looking for a great investment opportunity, this property checks all the boxes. Enjoy the best of both worlds with a quiet setting while still being conveniently located near shopping, dining, and everyday amenities. Schedule your showing today and come see all the potential this property has to offer!

Key facts

• Open outdoor space
• Quiet setting
• Conveniently located

Tags

• OPEN OUTDOOR SPACE
• QUIET SETTING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $38 ($457/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 $103k (10.7% below list).
• Recommended offer: $103k (10.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#426 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B+; Watch: amenities F, commute F, employment F.
• Harlan County (rural): math 16% / reading 35% proficiency, ranked #149 of 165 in KY (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• Harlan County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,642 (10.7% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $97,804
• List price: $114,900
• Delta: 17.48%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.51×
• Total profit: $16,271
• Equity at exit: $51,664

10-year hold

• IRR: 11.3%
• Equity multiple: 2.70×
• Total profit: $54,544
• Equity at exit: $79,620

Cash invested: $32,172 (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 40829

• Active inventory: 1
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $38

Break-even live

Break-even rent $978

Max offer price $114,900

Occupancy floor 91%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $114,900 Active 78 DOM
2. 2026-06-17
   days on market $114,900 Active 77 DOM
3. 2026-06-16
   days on market $114,900 Active 76 DOM
4. 2026-06-15
   days on market $114,900 Active 75 DOM
5. 2026-06-13
   days on market $114,900 Active 73 DOM
6. 2026-06-09
   days on market $114,900 Active 69 DOM
7. 2026-06-08
   days on market $114,900 Active 68 DOM
8. 2026-06-07
   days on market $114,900 Active 67 DOM
9. 2026-06-03
   days on market $114,900 Active 63 DOM
10. 2026-06-02
    days on market $114,900 Active 62 DOM
11. 2026-06-01
    days on market $114,900 Active 61 DOM
12. 2026-05-31
    days on market $114,900 Active 60 DOM
13. 2026-04-27
    price $119,900 859-char remark

    Show marketing remark (859 chars)

    Welcome home to this charming and beautifully updated 2014 single-wide offering comfort, space, and convenience! Featuring 3 spacious bedrooms and 2 full bathrooms, this home is perfect for those looking for affordable living without sacrificing style. Situated on 0.58 acres, you'll love the open outdoor space--ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Inside, the layout is functional and inviting, with plenty of natural light and room to make it your own. Whether you're a first-time homebuyer, downsizing, or looking for a great investment opportunity, this property checks all the boxes. Enjoy the best of both worlds with a quiet setting while still being conveniently located near shopping, dining, and everyday amenities. Schedule your showing today and come see all the potential this property has to offer!

14. 2026-03-20
    listed $129,900 Active 859-char remark

    Show marketing remark (859 chars)

    Welcome home to this charming and beautifully updated 2014 single-wide offering comfort, space, and convenience! Featuring 3 spacious bedrooms and 2 full bathrooms, this home is perfect for those looking for affordable living without sacrificing style. Situated on 0.58 acres, you'll love the open outdoor space--ideal for relaxing, entertaining, or simply enjoying the peaceful surroundings. Inside, the layout is functional and inviting, with plenty of natural light and room to make it your own. Whether you're a first-time homebuyer, downsizing, or looking for a great investment opportunity, this property checks all the boxes. Enjoy the best of both worlds with a quiet setting while still being conveniently located near shopping, dining, and everyday amenities. Schedule your showing today and come see all the potential this property has to offer!

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$318/yr (+$26/mo · 47.4%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,317
• − Mortgage interest: −$6,436
• − Property taxes: −$670
• − Insurance: −$1,372
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$3,343
• Taxable loss: −$1,475
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $811/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: Harlan County
• NCES district ID: 2102540
• Math proficiency: 16% ▼ -26.00%
• Reading proficiency: 35% ▼ -24.00%
• Median HH income: $26,283
• Composite: 20.13/100
• National rank: #8642
• State rank: #149 of 165 in KY

Livability — Harlan

• Score: 58/100
• State rank: #426
• US rank: #20649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24

Population outlook (Harlan County) Hauer SSP2

• Today (2025): 24,324 people
• By 2030: 22,492 · -7.5%
• By 2040: 19,052 · -21.7%
• By 2050: 16,060 · -34.0%
• By 2075: 10,525 · -56.7%
• By 2100: 6,933 · -71.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Harlan

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.7%
• 2008→2024 swing: -30.0pp toward R · 2008: -46.2pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+71.8 2016: R+72.2 2012: R+64.0 2008: R+46.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $119,900 NKMLS
• 2026-03-20 Listed $129,900 NKMLS

Property tax history

+0.4%/yr

Latest (2025): $670 · -0.2% YoY. Source: county tax records.