2512 Highway 2562 · Blaine, KY 41124

$120,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 17 Days on market

Fair condition 2.00 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 +13.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.1/5.0

Listing remarks

Discover your perfect retreat with this 2024 Clayton 16x80 singlewide home, nestled on 2 surveyed acres in a rural setting. Surrounded by Corps of Engineers property, enjoy ultimate privacy and serenity just minutes from Blaine Elementary School and a short drive to Yatesville Lake. Features: 2024 Clayton singlewide home Spacious open-concept floor plan (living room, kitchen, dining room) 2 surveyed acres of land Surrounded by protected Corps of Engineers land for added privacy Secluded, rural location perfect for quiet living Close proximity to local schools and outdoor recreation at Yatesville Lake Perfect for those seeking a peaceful lifestyle with easy access to outdoor activities Idea

Key facts

• 2 surveyed acres
• 2 acre lot
• Listed 16 days

Tags

• 2 SURVEYED ACRES
• SECLUDED RURAL LOCATION

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Well water; Septic tank
• Home design: Manufactured home; Single-story (above-grade finished area listed)
• Construction: Vinyl siding; Pillar/post/pier and block foundation; Built as a manufactured residence
• Exterior features: Composition roof; Cleared and wooded areas; Level to rolling slope topography; Property borders or is near Jenny Wiley State Park and Yatesville Lake

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Master on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Master bedroom located on the main floor; Wood-burning fireplace; 5 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2 ($21/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 $105k (12.3% below list).
• Recommended offer: $105k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 41/100 on livability (#531 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Lawrence County (town): math 23% / reading 42% proficiency, ranked #95 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blaine Elementary School (math 27% / reading 42%, grade F, #301 of 676 statewide, top 48%, 162 students, 78% FRL); Louisa Middle School (math 22% / reading 43%, grade F, #116 of 217 statewide, top 55%, 457 students, 67% FRL); Lawrence County High School (math 32% / reading 47%, grade F, #40 of 254 statewide, top 19%, 738 students, 63% FRL).
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lawrence County population projected at -14% 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,194 (12.3% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.6%
• Equity multiple: 1.43×
• Total profit: $14,582
• Equity at exit: $53,957

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $51,797
• Equity at exit: $83,154

Cash invested: $33,600 (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 41124

• Active inventory: 8
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $2

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 95%

Sensitivity live

Price	-10% $85	-5% $43	+0% $2	+5% $-40	+10% $-81
Rent	-10% $-81	-5% $-40	+0% $2	+5% $43	+10% $85
Rate	-1.0pp $62	-0.5pp $32	base $2	+0.5pp $-29	+1.0pp $-61

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $120,000 Active 17 DOM
2. 2026-06-21
   days on market $120,000 Active 16 DOM
3. 2026-06-18
   days on market $120,000 Active 14 DOM
4. 2026-06-17
   days on market $120,000 Active 13 DOM
5. 2026-06-16
   days on market $120,000 Active 12 DOM
6. 2026-06-15
   days on market $120,000 Active 11 DOM
7. 2026-06-13
   days on market $120,000 Active 9 DOM
8. 2026-06-12
   days on market $120,000 Active 8 DOM
9. 2026-06-09
   days on market $120,000 Active 5 DOM
10. 2026-06-08
    days on market $120,000 Active 4 DOM
11. 2026-06-07
    days on market $120,000 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $120,000 Active 2 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 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: $12,623
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,491
• Taxable loss: −$2,009
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $503/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

Fair 45/100 Cosmetic rehab

This mobile home has a fair condition with cosmetic updates needed to improve its curb appeal and functionality. Landscaping and fencing improvements, along with kitchen and bathroom updates, would significantly enhance its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown and unkempt landscaping detracts from curb appeal.
• Major Fencing — Fencing is in poor condition and appears to be falling apart, requiring repair or replacement.
• Minor Kitchen cabinets — Cabinets appear clean but dated, suggesting a minor update would be beneficial.
• Minor Bathroom fixtures — Fixtures are functional but lack modern appeal, suggesting a minor update would be beneficial.
• Minor Exterior siding — Siding shows some discoloration, suggesting a minor touch-up or repainting would be beneficial.

Value-add opportunities

• Both Landscaping and fencing improvements — Improved landscaping and fencing would enhance curb appeal and property value.
• Both Kitchen and bathroom updates — Updating dated cabinets and fixtures would improve the home's aesthetic and functionality, attracting more buyers/renters.
• Both Exterior paint and siding touch-up — Touching up the exterior paint and siding would improve the home's curb appeal and aesthetic, attracting more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown and unkempt landscaping detracts from curb appeal.	Major	$15,000–50,000
Fencing · Fencing is in poor condition and appears to be falling apart, requiring repair or replacement.	Major	$15,000–50,000
Kitchen cabinets · Cabinets appear clean but dated, suggesting a minor update would be beneficial.	Minor	$500–3,000
Bathroom fixtures · Fixtures are functional but lack modern appeal, suggesting a minor update would be beneficial.	Minor	$500–3,000
Exterior siding · Siding shows some discoloration, suggesting a minor touch-up or repainting would be beneficial.	Minor	$500–3,000
Total estimated repair cost · 5 items		$31,500–109,000

Value-add ROI direction

• Both Landscaping and fencing improvements — Improved landscaping and fencing would enhance curb appeal and property value. ↑
• Both Kitchen and bathroom updates — Updating dated cabinets and fixtures would improve the home's aesthetic and functionality, attracting more buyers/renters. ↑
• Both Exterior paint and siding touch-up — Touching up the exterior paint and siding would improve the home's curb appeal and aesthetic, attracting more buyers/renters. ↑

ⓘ 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: Lawrence County
• NCES district ID: 2103240
• Math proficiency: 23% ▼ -17.00%
• Reading proficiency: 42% ▼ -18.00%
• Median HH income: $32,668
• Composite: 26.55/100
• National rank: #7189
• State rank: #95 of 165 in KY

Livability — Blaine

• Score: 41/100
• State rank: #531
• US rank: #27170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,182

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,462 people
• By 2030: 15,038 · -2.7%
• By 2040: 14,142 · -8.5%
• By 2050: 13,292 · -14.0%
• By 2075: 11,353 · -26.6%
• By 2100: 9,417 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+67.2) · D 15.9% · R 83.1%
• 2008→2024 swing: -41.3pp toward R · 2008: -26.0pp · 2024: -67.2pp
• All cycles: 2024: R+67.2 2020: R+63.2 2016: R+62.5 2012: R+44.3 2008: R+26.0

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

1 event — show timeline

• 2026-06-04 Listed $120,000 AABOR