77 Royal Ln · Burnside, KY 42501

$109,500

2 bd · 1.0 ba · 1,062 sqft · Manufactured public records · 457 Days on market

Built 1968 0.33 ac lot $103/sqft · 22% below area Est $168k · 35% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

Key facts

• Metal roof
• Mini-split system
• Metal siding

Tags

• SUNROOM
• MINI-SPLIT SYSTEM
• METAL SIDING
• METAL ROOF
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (13.2% below list).
• Recommended offer: $95k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 194 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 457 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $110k implies a 356% gain — meaningful room to come down on a strong offer.

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 $95,000 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $168,375
• List price: $109,500
• Delta: -34.97%
• 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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-18,126
• Equity at exit: $16,327

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-16,237
• Equity at exit: $9,468

Cash invested: $30,660 (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 42501

• Home prices YoY: -19.8%
• Active inventory: 194
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-6

Break-even live

Break-even rent $958

Max offer price $108,599

Occupancy floor 96%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
770 Deerfield Ln Unit 4 Somerset, KY	2.0	1.0	900	$950	$1.06	43d	1	0.51mi

Listing history 30 events

1. 2026-06-18
   days on market $109,500 Active 457 DOM
2. 2026-06-17
   days on market $109,500 Active 456 DOM
3. 2026-06-16
   days on market $109,500 Active 455 DOM
4. 2026-06-15
   days on market $109,500 Active 454 DOM
5. 2026-06-13
   days on market $109,500 Active 452 DOM
6. 2026-06-12
   days on market $109,500 Active 451 DOM
7. 2026-06-09
   days on market $109,500 Active 448 DOM
8. 2026-06-08
   days on market $109,500 Active 447 DOM
9. 2026-06-07
   days on market $109,500 Active 446 DOM
10. 2026-06-07
    days on market $109,500 Active 445 DOM
11. 2026-06-04
    days on market $109,500 Active 442 DOM
12. 2026-06-02
    days on market $109,500 Active 441 DOM
13. 2026-06-01
    days on market $109,500 Active 440 DOM
14. 2026-05-31
    days on market $109,500 Active 439 DOM
15. 2026-05-31
    days on market $109,500 Active 438 DOM
16. 2026-03-18
    status Active 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

17. 2026-03-16
    historical 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

18. 2025-09-17
    price $109,500 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

19. 2025-09-16
    status Active 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

20. 2025-09-08
    historical 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

21. 2025-04-28
    price $119,399 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

22. 2025-03-07
    listed $132,000 Active 473-char remark

    Show marketing remark (473 chars)

    Manufactured Home with Addition & Updates! This maintained manufactured home features an addition which includes a beautiful sunroom perfect for relaxing. Recent updates include new flooring ,a mini-split system for efficient heating and cooling, durable exterior metal siding along with a metal roof. The property also boasts a 2 car garage and convenient storage shed, providing ample space for vehicles, tools and more. Don't miss out on this move-in-ready home!

23. 2013-03-15
    soldstatus $24,000 144-char remark

    Show marketing remark (144 chars)

    Single wide mobile home, on permanent foundation, small celler under part of house. 4 bedrooms, living room, 1 bath . Has 2 car detached garage.

24. 2013-03-14
    soldstatus $24,000
25. 2012-12-15
    historical
26. 2012-09-17
    listed $24,000 144-char remark

    Show marketing remark (144 chars)

    Single wide mobile home, on permanent foundation, small celler under part of house. 4 bedrooms, living room, 1 bath . Has 2 car detached garage.

27. 2012-05-15
    soldstatus $15,000
28. 2012-05-15
    listed $19,900
29. 2012-05-15
    soldstatus $15,000
30. 2012-04-12
    listed $21,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,400
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,185
• Taxable loss: −$1,933
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $389/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): 17,441

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 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: ▼ -70.04%
• Current HPI: 284.0445
• 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

+421.4% since first listed

15 events — show timeline

• 2026-03-18 Relisted — ImagineMLS
• 2026-03-16 Listing Removed — ImagineMLS
• 2025-09-17 Price Changed $109,500 ImagineMLS
• 2025-09-16 Relisted — ImagineMLS
• 2025-09-08 Listing Removed — ImagineMLS
• 2025-04-28 Price Changed $119,399 ImagineMLS
• 2025-03-07 Listed $132,000 ImagineMLS
• 2013-03-15 Sold (MLS) $24,000 ImagineMLS
• 2013-03-14 Sold (Public Records) $24,000 Public Records
• 2012-12-15 Listing Removed — ImagineMLS
• 2012-09-17 Listed $24,000 ImagineMLS
• 2012-05-15 Sold (Public Records) $15,000 Public Records
• 2012-05-15 Listed $19,900 ImagineMLS
• 2012-05-15 Sold (MLS) $15,000 ImagineMLS
• 2012-04-12 Listed $21,000 ImagineMLS

Property tax history

+1.3%/yr

Latest (2025): $217 · -2.3% YoY. Source: county tax records.