225 Mockingbird Ln

Buffalo, KY 42716

$165,500D+

2 bd · 1.0 ba · 832 sqft · Built 1993 · Other · Pending · 44 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,322/mo
• Mortgage (P&I): −$868
• Tax + insurance: −$102
• HOA: −$0
• Vac / Maint / Mgmt: −$278
• Net cashflow: $74/mo
• Annual: $886/yr
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• 1% rule: 0.80%
• Cash to close: $46,340

Investor read

• This is a 2-bed/1.0-bath other listed at $166k.
• At list price, monthly cash flow is $74 ($886/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 $132k (20.1% below list).
• It's been on market 44 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $132k (20.1% below list) — sets the bar for 1% rule.
• In year one you build about $1k of equity ($1k loan paydown + $12 appreciation (0.0% local appreciation)).
• Location reads 63/100 on livability (#310 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Larue County (rural): math 26% / reading 40% proficiency, ranked #82 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hodgenville Elementary School (math 31% / reading 41%, grade F, #287 of 676 statewide, top 43%, 539 students, 53% FRL); Larue County Middle School (math 21% / reading 44%, grade F, #116 of 217 statewide, top 55%, 533 students, 54% FRL); Larue County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 744 students, 46% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 65 units permitted in Larue County in 2024 (0 in 5+ unit buildings).
• Larue County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 3 sale attempts since 3y 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.
• Current owner paid $89k; list at $166k implies a 86% gain — meaningful room to come down on a strong offer.

Questions for listing agent

• It's been on market 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.