7833 Highway 401 · Big Clifty, KY 40140

$115,000

3 bd · 2.0 ba · 1,280 sqft · Other · 49 Days on market

Built 1995 0.61 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Opportunity awaits at 7833 Highway 401! This 3-bedroom, 2-bath singlewide manufactured home offers approximately 1,280 square feet of living space. The home features a functional layout with a spacious living area, split-bedroom design, and a primary suite with private bath. With some updates and personal touches, this property has strong potential as a rental, investment, or primary residence. Property also includes a garage, shed, & chicken coop. Located approximately 2.5 miles from Hwy 86 for a quick trip to Elizabethtown or Hwy 60, offering easy access to surrounding areas while enjoying a peaceful rural setting.

Key facts

• Spacious living area
• Split-bedroom design
• 0.61 acre lot

Tags

• SPACIOUS LIVING AREA
• SPLIT-BEDROOM DESIGN
• PEACEFUL RURAL SETTING

Property features AI

Finance

• Other: Approximately 0.61 acre lot

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Residential mobile home
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Kitchen: Electric range; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Wood stove heating; Wood-burning heat source; Window air conditioning unit(s)
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.8% in Big Clifty — 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 46/100 on livability (#516 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Breckinridge County (rural): math 31% / reading 43% proficiency, ranked #51 of 165 in KY (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Breckinridge County High School (math 22% / reading 29%, grade F, #178 of 254 statewide, top 70%, 925 students, 30% FRL) — zoned schools average 30% FRL vs 56% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 9 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $4k appreciation (3.6% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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 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. 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.83×
• Total profit: $26,771
• Equity at exit: $55,427

10-year hold

• IRR: 15.6%
• Equity multiple: 3.42×
• Total profit: $77,940
• Equity at exit: $88,430

Cash invested: $32,200 (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 40140

• Home prices YoY: 1.4%
• Active inventory: 9
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $148

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 83%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 49 DOM
2. 2026-06-17
   days on market $115,000 Active 48 DOM
3. 2026-06-16
   days on market $115,000 Active 47 DOM
4. 2026-06-15
   days on market $115,000 Active 46 DOM
5. 2026-06-13
   days on market $115,000 Active 44 DOM
6. 2026-06-12
   days on market $115,000 Active 43 DOM
7. 2026-06-09
   days on market $115,000 Active 40 DOM
8. 2026-06-08
   days on market $115,000 Active 39 DOM
9. 2026-06-07
   days on market $115,000 Active 38 DOM
10. 2026-06-07
    days on market $115,000 Active 37 DOM
11. 2026-06-04
    days on market $115,000 Active 34 DOM
12. 2026-06-02
    days on market $115,000 Active 33 DOM
13. 2026-06-01
    days on market $115,000 Active 32 DOM
14. 2026-05-31
    days on market $115,000 Active 31 DOM
15. 2026-05-31
    days on market $115,000 Active 30 DOM
16. 2026-05-15
    price $115,000
17. 2026-04-30
    listed $116,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,315
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,345
• Taxable loss: −$63
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,787/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: Breckinridge County
• NCES district ID: 2100720
• Math proficiency: 31% ▼ -23.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $42,042
• Composite: 31.2/100
• National rank: #6041
• State rank: #51 of 165 in KY

Livability — Big Clifty

• Score: 46/100
• State rank: #516
• US rank: #26413

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): 699

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Black 8% Two or more races 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 2%
• Foreign-born: 6%
• Languages at home: 89% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 256.29
• 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

-0.9% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $115,000 HKARMLS
• 2026-04-30 Listed $116,000 HKARMLS

Property tax history

-5.7%/yr

Latest (2025): $189 · +4.2% YoY. Source: county tax records.