606 Creek St

Cloverport, KY 40111

$4,000C

3 bd · 1.0 ba · 1,078 sqft · Built 1990 · Manufactured · Pending

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $976/mo
• Mortgage (P&I): −$21
• Tax + insurance: −$7
• HOA: −$0
• Vac / Maint / Mgmt: −$205
• Net cashflow: $743/mo
• Annual: $8,917/yr
• Cap rate: 229.23%
• Cash-on-cash: 796.20%
• DSCR: 36.43
• 1% rule: 24.39%
• Cash to close: $1,120

Investor read

• This is a 3-bed/1.0-bath manufactured listed at $4k.
• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $4k).
• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $428 of equity ($28 loan paydown + $400 appreciation (10.0% local appreciation)).
• Location reads 61/100 on livability (#373 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cloverport Independent (rural): math 40% / reading 50% proficiency, ranked #132 of 173 in KY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.