1085 Woodlake Rd · Stamping Ground, KY 40379

$232,000

3 bd · 2.0 ba · 2,016 sqft · Other public records · 54 Days on market

Built 2002 1.10 ac lot $115/sqft · 22% below area Est $297k · 22% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful country living on over an acre! This 3-bedroom, 2-bath manufactured home is nestled in a beautiful wooded setting that offers privacy, tranquility, and room to breathe. Relax on the covered front or back porch and take in the sunsets, watch wildlife, or enjoy your morning coffee surrounded by nature. With a comfortable layout and plenty of outdoor space to explore, garden, or unwind, this property offers the perfect blend of quiet country charm and everyday living.

Key facts

• 1.1 acre lot
• Parking
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $232k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/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 $199k (14.4% below list).
• Recommended offer: $199k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#110 in KY, #4,760 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D-, amenities F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago 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.
• Current owner paid $110k; list at $232k implies a 111% gain — meaningful room to come down on a strong offer.

Recommended offer $198,696 (14.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $297,406
• List price: $232,000
• Delta: -21.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-26,354
• Equity at exit: $34,592

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-8,752
• Equity at exit: $20,059

Cash invested: $64,960 (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 40379

• Active inventory: 21
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,217
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $178

Break-even live

Break-even rent $1,762

Max offer price $232,000

Occupancy floor 86%

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   price $232,000 478-char remark

   Show marketing remark (478 chars)

   Peaceful country living on over an acre! This 3-bedroom, 2-bath manufactured home is nestled in a beautiful wooded setting that offers privacy, tranquility, and room to breathe. Relax on the covered front or back porch and take in the sunsets, watch wildlife, or enjoy your morning coffee surrounded by nature. With a comfortable layout and plenty of outdoor space to explore, garden, or unwind, this property offers the perfect blend of quiet country charm and everyday living.

2. 2026-04-12
   status Active 478-char remark

   Show marketing remark (478 chars)

   Peaceful country living on over an acre! This 3-bedroom, 2-bath manufactured home is nestled in a beautiful wooded setting that offers privacy, tranquility, and room to breathe. Relax on the covered front or back porch and take in the sunsets, watch wildlife, or enjoy your morning coffee surrounded by nature. With a comfortable layout and plenty of outdoor space to explore, garden, or unwind, this property offers the perfect blend of quiet country charm and everyday living.

3. 2026-04-03
   historical Contingent 478-char remark

   Show marketing remark (478 chars)

   Peaceful country living on over an acre! This 3-bedroom, 2-bath manufactured home is nestled in a beautiful wooded setting that offers privacy, tranquility, and room to breathe. Relax on the covered front or back porch and take in the sunsets, watch wildlife, or enjoy your morning coffee surrounded by nature. With a comfortable layout and plenty of outdoor space to explore, garden, or unwind, this property offers the perfect blend of quiet country charm and everyday living.

4. 2026-04-02
   listed $235,000 Active 478-char remark

   Show marketing remark (478 chars)

   Peaceful country living on over an acre! This 3-bedroom, 2-bath manufactured home is nestled in a beautiful wooded setting that offers privacy, tranquility, and room to breathe. Relax on the covered front or back porch and take in the sunsets, watch wildlife, or enjoy your morning coffee surrounded by nature. With a comfortable layout and plenty of outdoor space to explore, garden, or unwind, this property offers the perfect blend of quiet country charm and everyday living.

5. 2006-02-15
   soldstatus $110,073 464-char remark

   Show marketing remark (464 chars)

   Price reduced because this home is not on a permanent foundation. Approximate cost to have this work done is $4500. This is a great buy for a very nice home! Here is a beautiful, spacious and very well-kept 3 year old doublewide manufactured home. This home is very roomy with 1825 sq. ft., 3 bedrooms and 2-1/2 baths. Trimmed in fluted oak with oak cabinets. All of this on a handsomely landscaped 1-1/2 acre lot. A must see in quiet community of Stamping Ground.

6. 2006-01-10
   historical 464-char remark

   Show marketing remark (464 chars)

   Price reduced because this home is not on a permanent foundation. Approximate cost to have this work done is $4500. This is a great buy for a very nice home! Here is a beautiful, spacious and very well-kept 3 year old doublewide manufactured home. This home is very roomy with 1825 sq. ft., 3 bedrooms and 2-1/2 baths. Trimmed in fluted oak with oak cabinets. All of this on a handsomely landscaped 1-1/2 acre lot. A must see in quiet community of Stamping Ground.

7. 2004-07-28
   listed $103,500 464-char remark

   Show marketing remark (464 chars)

   Price reduced because this home is not on a permanent foundation. Approximate cost to have this work done is $4500. This is a great buy for a very nice home! Here is a beautiful, spacious and very well-kept 3 year old doublewide manufactured home. This home is very roomy with 1825 sq. ft., 3 bedrooms and 2-1/2 baths. Trimmed in fluted oak with oak cabinets. All of this on a handsomely landscaped 1-1/2 acre lot. A must see in quiet community of Stamping Ground.

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$1,055/yr (+$88/mo · 112.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,844
• − Mortgage interest: −$12,996
• − Property taxes: −$940
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$6,749
• Taxable loss: −$1,816
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $2,573/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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Stamping Ground

• Score: 74/100
• State rank: #110
• US rank: #4760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamping Ground, KY
• Population (ZIP): 3,826

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.33%
• Current HPI: 162.1959
• 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

+124.2% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $232,000 ImagineMLS
• 2026-04-12 Relisted — ImagineMLS
• 2026-04-03 Contingent — ImagineMLS
• 2026-04-02 Listed $235,000 ImagineMLS
• 2006-02-15 Sold (MLS) $110,073 ImagineMLS
• 2006-01-10 Listing Removed — ImagineMLS
• 2004-07-28 Listed $103,500 ImagineMLS

Property tax history

+4.5%/yr

Latest (2025): $940 · -1.6% YoY. Source: county tax records.