2869 Dunmor Deer Lick Rd · Dunmor, KY 42256

$114,900

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 128 Days on market

Built 1997 6.97 ac lot ↓ 4% 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bed, 2 bath mobile home on just under 7 acres near Lake Malone and Logan Aluminum. Features include a small creek, carport, and storage shed. Great opportunity as a primary residence or investment property, with a strong rental history over the past three years. Sold as-is and not eligible for government financing.

Key facts

• Carport
• Storage shed
• Near lake malone

Tags

• SMALL CREEK
• CARPORT
• STORAGE SHED
• NEAR LAKE MALONE

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 $76 ($916/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 $95k (17.1% below list).
• Recommended offer: $95k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.5% in Dunmor — 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 65/100 on livability (#279 in KY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Logan County (rural): math 35% / reading 44% proficiency, ranked #32 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $838 of equity ($794 loan paydown + $44 appreciation (0.0% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $95,285 (17.1% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 17% 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. Schools are F-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. 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: 0.83% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.05×
• Total profit: $1,649
• Equity at exit: $33,584

10-year hold

• IRR: 6.5%
• Equity multiple: 1.71×
• Total profit: $22,767
• Equity at exit: $40,545

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 42256

• Home prices YoY: 0.0%
• Active inventory: 62
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $76

Break-even live

Break-even rent $856

Max offer price $114,900

Occupancy floor 87%

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 19 events

1. 2026-06-18
   days on market $114,900 Active 128 DOM
2. 2026-06-17
   days on market $114,900 Active 127 DOM
3. 2026-06-16
   days on market $114,900 Active 126 DOM
4. 2026-06-15
   days on market $114,900 Active 125 DOM
5. 2026-06-14
   days on market $114,900 Active 123 DOM
6. 2026-06-13
   days on market $114,900 Active 122 DOM
7. 2026-06-10
   days on market $114,900 Active 120 DOM
8. 2026-06-09
   days on market $114,900 Active 119 DOM
9. 2026-06-08
   days on market $114,900 Active 118 DOM
10. 2026-06-07
    days on market $114,900 Active 117 DOM
11. 2026-06-03
    days on market $114,900 Active 113 DOM
12. 2026-06-02
    days on market $114,900 Active 112 DOM
13. 2026-06-01
    days on market $114,900 Active 111 DOM
14. 2026-05-31
    days on market $114,900 Active 110 DOM
15. 2026-05-31
    days on market $114,900 Active 109 DOM
16. 2026-05-06
    status Active 318-char remark

    Show marketing remark (318 chars)

    3 bed, 2 bath mobile home on just under 7 acres near Lake Malone and Logan Aluminum. Features include a small creek, carport, and storage shed. Great opportunity as a primary residence or investment property, with a strong rental history over the past three years. Sold as-is and not eligible for government financing.

17. 2026-04-20
    historical Active Under Contract 318-char remark

    Show marketing remark (318 chars)

    3 bed, 2 bath mobile home on just under 7 acres near Lake Malone and Logan Aluminum. Features include a small creek, carport, and storage shed. Great opportunity as a primary residence or investment property, with a strong rental history over the past three years. Sold as-is and not eligible for government financing.

18. 2026-03-20
    price $114,900 318-char remark

    Show marketing remark (318 chars)

    3 bed, 2 bath mobile home on just under 7 acres near Lake Malone and Logan Aluminum. Features include a small creek, carport, and storage shed. Great opportunity as a primary residence or investment property, with a strong rental history over the past three years. Sold as-is and not eligible for government financing.

19. 2026-02-10
    listed $120,000 Active 318-char remark

    Show marketing remark (318 chars)

    3 bed, 2 bath mobile home on just under 7 acres near Lake Malone and Logan Aluminum. Features include a small creek, carport, and storage shed. Great opportunity as a primary residence or investment property, with a strong rental history over the past three years. Sold as-is and not eligible for government financing.

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$676/yr (+$56/mo · 216.6%)

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

Taxation est. · year 1

• Rental income: $11,434
• − Mortgage interest: −$6,436
• − Property taxes: −$312
• − Insurance: −$574
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,343
• Taxable loss: −$1,061
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,170/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: Logan County
• NCES district ID: 2103540
• Math proficiency: 35% ▼ -17.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $42,577
• Composite: 33.34/100
• National rank: #5492
• State rank: #32 of 165 in KY

Livability — Dunmor

• Score: 65/100
• State rank: #279
• US rank: #13588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,052

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 265.4274
• 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

-4.2% since first listed

4 events — show timeline

• 2026-05-06 Relisted — RASKMLS
• 2026-04-20 Contingent — RASKMLS
• 2026-03-20 Price Changed $114,900 RASKMLS
• 2026-02-10 Listed $120,000 RASKMLS

Property tax history

+14.8%/yr

Latest (2025): $312 · -0.8% YoY. Source: county tax records.