5527 Ky Hwy 160 · Hindman, KY 41834

$109,000

3 bd · 1.0 ba · 1,120 sqft · Manufactured public records · 5 Days on market

Built 1980 7,841 sqft lot $97/sqft · 32% below area

---

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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Appreciation +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

Key facts

• New metal roof
• Laminate flooring
• New kitchen

Tags

• NEW METAL ROOF
• NEW KITCHEN
• LAMINATE FLOORING
• LARGE FLAT YARD
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential single-family home
• Construction: Stone construction
• Exterior features: Front porch; Fenced yard; Metal roof

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Carpet; Laminate
• Heating & cooling: Window unit(s) for cooling
• Interior features: Six total rooms; Refrigerator; Cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $25 ($302/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 $99k (9.6% below list).
• Recommended offer: $99k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#492 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, amenities F, commute F.
• Knott County (rural): math 23% / reading 39% proficiency, ranked #109 of 165 in KY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Knott County Central High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 552 students, 68% FRL).
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knott County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $42k; list at $109k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $98,538 (9.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $248,929
• List price: $109,000
• Delta: -56.21%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-16,044
• Equity at exit: $16,252

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-11,846
• Equity at exit: $9,424

Cash invested: $30,520 (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 41834

• Home prices YoY: -2.2%
• Active inventory: 2
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $25

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 92%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending 230-char remark
2. 2026-05-03
   listed $109,000 Active 230-char remark
3. 2025-07-28
   soldstatus $41,500 Closed 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

4. 2025-06-24
   status Pending 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

5. 2025-05-30
   price $40,500 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

6. 2025-05-30
   status Active 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

7. 2025-04-21
   status Pending 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

8. 2025-04-04
   price $42,750 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

9. 2025-03-11
   listed $45,000 Active 250-char remark

   Show marketing remark (250 chars)

   All contracts and offers are subject to final review and approval by seller. * * Contracts are not binding unless the entire agreement is ratified by all parties. * * All offers must be submitted by the buyer's agent via HUBZU AUCTION www. hubzu.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,825
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$3,171
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $668/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: Knott County
• NCES district ID: 2103120
• Math proficiency: 23% ▼ -15.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $30,599
• Composite: 25.12/100
• National rank: #7525
• State rank: #109 of 165 in KY

Livability — Hindman

• Score: 52/100
• State rank: #492
• US rank: #24861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 244

Population outlook (Knott County) Hauer SSP2

• Today (2025): 14,310 people
• By 2030: 13,485 · -5.8%
• By 2040: 11,794 · -17.6%
• By 2050: 10,334 · -27.8%
• By 2075: 8,098 · -43.4%
• By 2100: 6,847 · -52.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Romanian 7%

Political lean MEDSL · Knott

• 2024 margin: Solid R (+59.2) · D 19.7% · R 78.8% · Other 1.5%
• 2008→2024 swing: -51.3pp toward R · 2008: -7.9pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+53.9 2016: R+54.1 2012: R+47.6 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.27%
• Current HPI: 185.0973
• 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

+142.2% since first listed

9 events — show timeline

• 2026-05-08 Pending — EKAR
• 2026-05-03 Listed $109,000 EKAR
• 2025-07-28 Sold (MLS) $41,500 EKAR
• 2025-06-24 Pending — EKAR
• 2025-05-30 Price Changed $40,500 EKAR
• 2025-05-30 Relisted — EKAR
• 2025-04-21 Pending — EKAR
• 2025-04-04 Price Changed $42,750 EKAR
• 2025-03-11 Listed $45,000 EKAR