210 Echo Rd · Burnside, KY 42518

$99,500

3 bd · 1.0 ba · 800 sqft · Manufactured public records · 76 Days on market

Built 1985 6,098 sqft lot $124/sqft · 54% below area ↓ 22% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Vintage Lake Retreat - Steps from Lake Cumberland! Less than 1/4 of a mile from Echo Point Boat Ramp. Discover the perfect blend of character, comfort, and lake-life convenience in this charming 3-bedroom, 1-bath vintage mobile home. Full of warmth and timeless appeal, this well-maintained home offers a cozy retreat ideal for weekend getaways, full-time living, or a smart investment opportunity. The covered front porch is a great way to enjoy the peaceful setting! Recent updates include a new roof, new appliances, and an enclosed partial basement—perfect for storing golf carts, four-wheelers, or all your lake toys. The home comes partially furnished, making it move-in or rental-ready from day one. Located just moments from Echo Point Boat Ramp! You will enjoy quick and easy access to Lake Cumberland: perfect for fishing, boating, and sunset cruising. Nestled in a friendly, close-knit lakeside community, this property offers a peaceful setting where you can truly unwind and feel at home. Whether you're looking to create lasting family memories, secure a relaxing weekend escape, or generate income as a vacation rental, this property is a rare find with endless potential. Don't miss your chance to own your slice of Lake Cumberland living!

Key facts

• Lake cumberland
• Covered front porch
• Partially furnished

Tags

• LAKE CUMBERLAND
• ECHO POINT BOAT RAMP
• COVERED FRONT PORCH
• ENCLOSED PARTIAL BASEMENT
• PARTIALLY FURNISHED
• LAKESIDE COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 3.0% in Burnside — 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 71/100 on livability (#141 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($688 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 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?
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: 1.63% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.88%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (median comp): $217,507
• List price: $99,500
• Delta: -54.25%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 4.53×
• Total profit: $98,332
• Equity at exit: $89,637

10-year hold

• IRR: 40.8%
• Equity multiple: 10.14×
• Total profit: $254,756
• Equity at exit: $193,307

Cash invested: $27,860 (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 42518

• Active inventory: 48
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $694

Break-even live

Break-even rent $743

Max offer price $99,500

Occupancy floor 52%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,500 Active 76 DOM
2. 2026-06-17
   days on market $99,500 Active 75 DOM
3. 2026-06-16
   days on market $99,500 Active 74 DOM
4. 2026-06-15
   days on market $99,500 Active 73 DOM
5. 2026-06-13
   days on market $99,500 Active 71 DOM
6. 2026-06-12
   days on market $99,500 Active 70 DOM
7. 2026-06-09
   days on market $99,500 Active 67 DOM
8. 2026-06-08
   days on market $99,500 Active 66 DOM
9. 2026-06-07
   days on market $99,500 Active 65 DOM
10. 2026-06-07
    days on market $99,500 Active 64 DOM
11. 2026-06-04
    days on market $99,500 Active 61 DOM
12. 2026-06-02
    days on market $99,500 Active 60 DOM
13. 2026-06-01
    days on market $99,500 Active 59 DOM
14. 2026-05-31
    days on market $99,500 Active 58 DOM
15. 2026-05-31
    days on market $99,500 Active 57 DOM
16. 2026-04-03
    listed $99,500 Active 1277-char remark

    Show marketing remark (1277 chars)

    Charming Vintage Lake Retreat - Steps from Lake Cumberland! Less than 1/4 of a mile from Echo Point Boat Ramp. Discover the perfect blend of character, comfort, and lake-life convenience in this charming 3-bedroom, 1-bath vintage mobile home. Full of warmth and timeless appeal, this well-maintained home offers a cozy retreat ideal for weekend getaways, full-time living, or a smart investment opportunity. The covered front porch is a great way to enjoy the peaceful setting! Recent updates include a new roof, new appliances, and an enclosed partial basement—perfect for storing golf carts, four-wheelers, or all your lake toys. The home comes partially furnished, making it move-in or rental-ready from day one. Located just moments from Echo Point Boat Ramp! You will enjoy quick and easy access to Lake Cumberland: perfect for fishing, boating, and sunset cruising. Nestled in a friendly, close-knit lakeside community, this property offers a peaceful setting where you can truly unwind and feel at home. Whether you're looking to create lasting family memories, secure a relaxing weekend escape, or generate income as a vacation rental, this property is a rare find with endless potential. Don't miss your chance to own your slice of Lake Cumberland living!

17. 2025-10-02
    historical
18. 2025-06-26
    price $105,000
19. 2025-04-15
    price $112,000
20. 2025-04-02
    listed $122,000 Active
21. 2025-03-31
    historical
22. 2025-02-25
    status Active
23. 2025-02-19
    historical
24. 2024-09-30
    price $122,000
25. 2024-08-18
    listed $127,000 Active

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$566/yr (+$47/mo · 195.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,458
• − Mortgage interest: −$5,574
• − Property taxes: −$289
• − Insurance: −$498
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$2,895
• Taxable income: $7,090
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $6,622/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Burnside

• Score: 71/100
• State rank: #141
• US rank: #6774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,946

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 111.57%
• Current HPI: 360.0351
• 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

-21.7% since first listed

10 events — show timeline

• 2026-04-03 Listed $99,500 ImagineMLS
• 2025-10-02 Listing Removed — ImagineMLS
• 2025-06-26 Price Changed $105,000 ImagineMLS
• 2025-04-15 Price Changed $112,000 ImagineMLS
• 2025-04-02 Listed $122,000 ImagineMLS
• 2025-03-31 Listing Removed — ImagineMLS
• 2025-02-25 Relisted — ImagineMLS
• 2025-02-19 Listing Removed — ImagineMLS
• 2024-09-30 Price Changed $122,000 ImagineMLS
• 2024-08-18 Listed $127,000 ImagineMLS

Property tax history

+16.5%/yr

Latest (2025): $289 · -2.3% YoY. Source: county tax records.