6395 Randolph Summer Shade Rd · Summer Shade, KY 42166

$110,000

4 bd · 2.0 ba · 1,791 sqft · Manufactured · 79 Days on market

Built 2021 Good condition ↓ 21% 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +4.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Don’t miss this beautiful 2021 model manufactured home offering 1,791 square feet of thoughtfully designed living space! This spacious 4 bedroom, 2 bath home features a large open living room and dining area, perfect for entertaining or relaxing with family. You’ll love the modern farmhouse finishes throughout, giving the home a stylish yet cozy feel. The generously sized bedrooms provide comfort for everyone, while the primary suite boasts extra closet space for added convenience. All appliances, the HVAC unit, and decks will remain with the home, making it a great value and move-in-ready option once relocated. Important: Home is being sold to be moved from its current property. If you’re looking for space, style, and flexibility, this one checks all the boxes!

Key facts

• Built 2021
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#509 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Metcalfe County (rural): math 18% / reading 27% proficiency, ranked #154 of 165 in KY (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $221 of equity ($761 loan paydown + $-540 appreciation (-0.5% local appreciation)).
• Metcalfe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.22×
• Total profit: $6,796
• Equity at exit: $29,267

10-year hold

• IRR: 10.6%
• Equity multiple: 2.10×
• Total profit: $33,753
• Equity at exit: $33,112

Cash invested: $30,800 (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 42166

• Home prices YoY: -0.2%
• Active inventory: 13
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $196

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 79 DOM
2. 2026-06-17
   days on market $110,000 Active 78 DOM
3. 2026-06-16
   days on market $110,000 Active 77 DOM
4. 2026-06-15
   days on market $110,000 Active 76 DOM
5. 2026-06-13
   days on market $110,000 Active 74 DOM
6. 2026-06-12
   days on market $110,000 Active 73 DOM
7. 2026-06-09
   days on market $110,000 Active 70 DOM
8. 2026-06-08
   days on market $110,000 Active 69 DOM
9. 2026-06-07
   days on market $110,000 Active 68 DOM
10. 2026-06-07
    days on market $110,000 Active 67 DOM
11. 2026-06-04
    days on market $110,000 Active 64 DOM
12. 2026-06-02
    days on market $110,000 Active 63 DOM
13. 2026-06-01
    days on market $110,000 Active 62 DOM
14. 2026-05-31
    days on market $110,000 Active 61 DOM
15. 2026-05-31
    days on market $110,000 Active 60 DOM
16. 2026-05-04
    price $110,000 790-char remark

    Show marketing remark (790 chars)

    Don’t miss this beautiful 2021 model manufactured home offering 1,791 square feet of thoughtfully designed living space! This spacious 4 bedroom, 2 bath home features a large open living room and dining area, perfect for entertaining or relaxing with family. You’ll love the modern farmhouse finishes throughout, giving the home a stylish yet cozy feel. The generously sized bedrooms provide comfort for everyone, while the primary suite boasts extra closet space for added convenience. All appliances, the HVAC unit, and decks will remain with the home, making it a great value and move-in-ready option once relocated. Important: Home is being sold to be moved from its current property. If you’re looking for space, style, and flexibility, this one checks all the boxes!

17. 2026-03-23
    listed $140,000 Active 790-char remark

    Show marketing remark (790 chars)

    Don’t miss this beautiful 2021 model manufactured home offering 1,791 square feet of thoughtfully designed living space! This spacious 4 bedroom, 2 bath home features a large open living room and dining area, perfect for entertaining or relaxing with family. You’ll love the modern farmhouse finishes throughout, giving the home a stylish yet cozy feel. The generously sized bedrooms provide comfort for everyone, while the primary suite boasts extra closet space for added convenience. All appliances, the HVAC unit, and decks will remain with the home, making it a great value and move-in-ready option once relocated. Important: Home is being sold to be moved from its current property. If you’re looking for space, style, and flexibility, this one checks all the boxes!

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

Taxation est. · year 1

• Rental income: $14,530
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,200
• Taxable income: $644
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,202/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2021 manufactured home is in good condition with modern finishes and appliances. It is move-in ready and has good curb appeal.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Metcalfe County
• NCES district ID: 2104140
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 27% ▼ -16.00%
• Median HH income: $34,026
• Composite: 18.42/100
• National rank: #8935
• State rank: #154 of 165 in KY

Livability — Summer Shade

• Score: 49/100
• State rank: #509
• US rank: #25826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,192

Population outlook (Metcalfe County) Hauer SSP2

• Today (2025): 9,350 people
• By 2030: 8,970 · -4.1%
• By 2040: 8,152 · -12.8%
• By 2050: 7,353 · -21.4%
• By 2075: 6,090 · -34.9%
• By 2100: 5,563 · -40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 3% Two or more races 1%
• Common ancestry: Slovak 3% Iranian 2% Lithuanian 2%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Metcalfe

• 2024 margin: Solid R (+64.7) · D 17.2% · R 81.9%
• 2008→2024 swing: -31.7pp toward R · 2008: -33.0pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+59.5 2016: R+54.5 2012: R+29.9 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.49%
• Current HPI: 286.293
• 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

-21.4% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $110,000 SCKMLSKY
• 2026-03-23 Listed $140,000 SCKMLSKY