1860 Ford Rd · Lexington-Fayette, KY 40391

$74,950

2 bd · 1.0 ba · 825 sqft · Other · 101 Days on market

Built 1998 0.88 ac lot

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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
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Down by the KY River, single wide with a nice screened porch and shed. Own your own home, cheaper than rent. Nice community, close to Boonesboro Beach and Park.

Key facts

• Block garage
• Versatile property
• Full renovation

Tags

• BLOCK GARAGE
• FULL RENOVATION
• INVESTMENT OPPORTUNITY
• VERSATILE PROPERTY

Property features AI

Exterior

• Parking: Has a garage
• Utilities: Septic tank sewer
• Home design: Manufactured home; Single-story (manufactured house)
• Construction: Aluminum siding; Solid masonry construction; Block foundation; 825 total building area
• Exterior features: Workshop on the property; Public water

Interior

• Bedrooms: 2 total rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Wall unit(s) for cooling
• Interior features: Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.8% in Lexington-Fayette — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clark County (town): math 28% / reading 41% proficiency, ranked #64 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shearer Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 392 students, 68% FRL); Robert D. Campbell Jr. High (math 28% / reading 47%, grade F, #73 of 217 statewide, top 36%, 820 students, 57% FRL).
• Market conditions: 291 active listings in the ZIP; 160 units permitted in Clark County in 2024 (61 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clark County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $75k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $68,204 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.15%
• DSCR: 2.21
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.1%
• Equity multiple: 1.86×
• Total profit: $18,078
• Equity at exit: $11,175

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $54,611
• Equity at exit: $6,480

Cash invested: $20,986 (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 40391

• Home prices YoY: -17.0%
• Active inventory: 291
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $475

Break-even live

Break-even rent $584

Max offer price $74,950

Occupancy floor 55%

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: $18,738
• Closing costs: $2,248
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $74,950 Active 101 DOM
2. 2026-06-17
   days on market $74,950 Active 100 DOM
3. 2026-06-16
   days on market $74,950 Active 99 DOM
4. 2026-06-15
   days on market $74,950 Active 98 DOM
5. 2026-06-14
   days on market $74,950 Active 96 DOM
6. 2026-06-13
   days on market $74,950 Active 95 DOM
7. 2026-06-10
   days on market $74,950 Active 93 DOM
8. 2026-06-09
   days on market $74,950 Active 92 DOM
9. 2026-06-08
   days on market $74,950 Active 91 DOM
10. 2026-06-07
    days on market $74,950 Active 90 DOM
11. 2026-06-05
    days on market $74,950 Active 87 DOM
12. 2026-06-03
    days on market $74,950 Active 86 DOM
13. 2026-06-02
    days on market $74,950 Active 85 DOM
14. 2026-06-01
    days on market $74,950 Active 84 DOM
15. 2026-05-31
    days on market $74,950 Active 83 DOM
16. 2026-05-31
    days on market $74,950 Active 82 DOM
17. 2026-04-24
    price $74,950
18. 2026-04-13
    price $79,950
19. 2026-03-08
    listed $89,900 Active
20. 2025-09-08
    historical
21. 2025-07-09
    price $83,000
22. 2025-04-04
    price $93,500
23. 2025-03-10
    listed $100,000 Active
24. 2022-10-26
    soldstatus $46,000
25. 2004-08-16
    soldstatus $35,000 160-char remark

    Show marketing remark (160 chars)

    Down by the KY River, single wide with a nice screened porch and shed. Own your own home, cheaper than rent. Nice community, close to Boonesboro Beach and Park.

26. 2004-08-03
    historical 160-char remark

    Show marketing remark (160 chars)

    Down by the KY River, single wide with a nice screened porch and shed. Own your own home, cheaper than rent. Nice community, close to Boonesboro Beach and Park.

27. 2004-02-20
    listed $45,000 160-char remark

    Show marketing remark (160 chars)

    Down by the KY River, single wide with a nice screened porch and shed. Own your own home, cheaper than rent. Nice community, close to Boonesboro Beach and Park.

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$203/yr (+$17/mo · 45.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,216
• − Mortgage interest: −$4,198
• − Property taxes: −$442
• − Insurance: −$375
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,180
• Taxable income: $4,746
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,558/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: Clark County
• NCES district ID: 2101200
• Math proficiency: 28% ▼ -25.00%
• Reading proficiency: 41% ▼ -18.00%
• Median HH income: $47,282
• Composite: 29.63/100
• National rank: #6469
• State rank: #64 of 165 in KY

Livability — Lexington-Fayette

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Clark County · 36,796 people
• City population: 321,882
• Metro: Lexington-Fayette, KY
• Population (ZIP): 36,796
• Household income: $64,144
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 854.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 35,849 people
• By 2030: 35,616 · -0.6%
• By 2040: 34,727 · -3.1%
• By 2050: 33,195 · -7.4%
• By 2075: 29,439 · -17.9%
• By 2100: 24,744 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 4% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+35.3) · D 31.6% · R 66.9% · Other 1.6%
• 2008→2024 swing: -10.3pp toward R · 2008: -25.1pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+32.0 2016: R+37.1 2012: R+30.5 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.24%
• Current HPI: 283.7839
• Rent YoY: —
• Metro: Lexington-Fayette, 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

+66.6% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $74,950 ImagineMLS
• 2026-04-13 Price Changed $79,950 ImagineMLS
• 2026-03-08 Listed $89,900 ImagineMLS
• 2025-09-08 Listing Removed — ImagineMLS
• 2025-07-09 Price Changed $83,000 ImagineMLS
• 2025-04-04 Price Changed $93,500 ImagineMLS
• 2025-03-10 Listed $100,000 ImagineMLS
• 2022-10-26 Sold (Public Records) $46,000 Public Records
• 2004-08-16 Sold (MLS) $35,000 ImagineMLS
• 2004-08-03 Listing Removed — ImagineMLS
• 2004-02-20 Listed $45,000 ImagineMLS

Property tax history

-0.7%/yr

Latest (2025): $442 · -2.3% YoY. Source: county tax records.