140 Banks Rd · Oak Grove, KY 42262

$39,900

3 bd · 2.0 ba · 1,280 sqft · Other · 12 Days on market

Built 2000 Fair condition

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This home features 3 bedrooms and 2 full bathrooms. Appliances will convey with property. Seller prefers home moved but lot rent is only $135.

Key facts

• Built 2000
• Listed 12 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Residential manufactured home
• Construction: Vinyl siding; Metal roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Cooktop; Refrigerator; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 33.2% vs local median 3.5% in Oak Grove — 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 57/100 on livability (#445 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 83 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $627 of equity ($276 loan paydown + $351 appreciation (0.9% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% appreciation + 0.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $39,900

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. 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: 3.62% ✓
• Cap rate: 33.18%
• Cash-on-cash: 96.02%
• DSCR: 5.27
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.88% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: 95.9%
• Equity multiple: 5.77×
• Total profit: $53,261
• Equity at exit: $13,370

10-year hold

• IRR: 96.0%
• Equity multiple: 10.91×
• Total profit: $110,718
• Equity at exit: $17,575

Cash invested: $11,172 (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 42262

• Home prices YoY: 0.3%
• Rents YoY: 0.0%
• Active inventory: 83
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$209
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $894

Break-even live

Break-even rent $311

Max offer price $39,900

Occupancy floor 33%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1331 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	900	$1,295	$1.44	44d	1	0.89mi
3469 Bradfield Dr Clarksville, TN	3.0	2.5	1510	$1,900	$1.26	14d	1	0.96mi
1569 Apache Way Clarksville, TN	3.0	2.0	1730	$1,900	$1.10	14d	1	1.00mi
3402 Allen Rd Unit 3402 Clarksville, TN	3.0	3.0	1800	$1,653	$0.92	21d	1	1.05mi
1808 Harbor Dr Oak Grove, KY	3.0	2.0	1056	$1,250	$1.18	21d	1	1.09mi
1005 Poppy Seed Dr Oak Grove, KY	2.0	1.0	1000	$1,125	$1.12	14d	1	1.10mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	44d	1	1.18mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	14d	1	1.18mi
2080 Carneal Ln Oak Grove, KY	3.0	2.0	1200	$1,250	$1.04	44d	1	1.21mi
207 Jenna Ave Oak Grove, KY	3.0	1.0	1072	$1,275	$1.19	14d	1	1.25mi
136 New Gritton Ave Oak Grove, KY	3.0	1.0	1060	$1,000	$0.94	21d	1	1.25mi
823 Stableford Rd Oak Grove, KY	3.0	1.5	1050	$1,400	$1.33	44d	1	1.26mi
202 Jenna Ave Oak Grove, KY	3.0	1.5	1183	$1,150	$0.97	14d	1	1.26mi
202 Jenna Ave Oak Grove, KY	3.0	1.5	1183	$1,150	$0.97	21d	1	1.26mi
268 Golden Pond Ave Oak Grove, KY	3.0	2.0	1137	$1,475	$1.30	44d	1	1.28mi
326 Atlantic Ave Oak Grove, KY	3.0	2.0	1080	$1,325	$1.23	14d	1	1.37mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	14d	1	1.40mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	44d	1	1.40mi
925 Tiny Town Rd Clarksville, TN	2.0	1.0–1.5	1052	$1,250	$1.19	14d	1	1.41mi
416 Filmore Rd Oak Grove, KY	3.0	2.0	1185	$1,295	$1.09	44d	1	1.43mi
3364 N Henderson Way Clarksville, TN	3.0	2.5	1629	$1,750	$1.07	14d	1	1.47mi

Listing history 5 events

1. 2026-06-02
   days on market $39,900 Active 12 DOM
2. 2026-06-01
   days on market $39,900 Active 11 DOM
3. 2026-05-31
   days on market $39,900 Active 10 DOM
4. 2026-05-30
   days on market $39,900 Active 9 DOM
5. 2026-05-21
   listed $39,900 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: $238 · $20/mo
• Projected year-2 tax: $343 · $29/mo
• Expected delta: +$105/yr (+$9/mo · 44.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,311
• − Mortgage interest: −$2,235
• − Property taxes: −$238
• − Insurance: −$200
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$1,161
• Taxable income: $10,708
• Est. tax owed @ 24.0%: −$2,570
• After-tax cash flow: $8,157/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, and landscaping.

Repairs flagged

• Moderate kitchen cabinets — dated design
• Moderate bathroom fixtures — small, outdated fixtures
• Major exterior siding — rusty and in poor condition
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeted flooring — improves comfort and appearance
• Both repair/replace kitchen cabinets — modernizes the space and improves functionality
• Both repair/replace bathroom fixtures — enhances functionality and appearance
• Both prune landscaping — enhances curb appeal and creates a more inviting exterior

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated design	Moderate	$3,000–15,000
bathroom fixtures · small, outdated fixtures	Moderate	$3,000–15,000
exterior siding · rusty and in poor condition	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$36,000–130,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeted flooring — improves comfort and appearance ↑
• Both repair/replace kitchen cabinets — modernizes the space and improves functionality ↑
• Both repair/replace bathroom fixtures — enhances functionality and appearance ↑
• Both prune landscaping — enhances curb appeal and creates a more inviting exterior ↑

ⓘ 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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — Oak Grove

• Score: 57/100
• State rank: #445
• US rank: #21938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Christian County · 51,080 people
• City population: 9,665
• Metro: Clarksville, TN-KY
• Population (ZIP): 9,665
• Household income: $51,975
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 485.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 19% Two or more races 15% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Italian 4% Polish 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · German/W. Germanic 10% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.88%
• Current HPI: 264.8628
• Rent YoY: ▬ 0.03%
• Metro: Clarksville, TN-KY
• 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

• 2026-05-21 Listed $39,900 HCTCBOR

Property tax history

-2.6%/yr

Latest (2025): $238 · -2.6% YoY. Source: county tax records.