192 Eloise Rd · Louisa, KY 41230

$135,500

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 179 Days on market

Built 2022 Good condition 0.59 ac lot $86/sqft · 18% below area Est $166k · 18% under ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +17.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

Key facts

• Ample cabinetry
• Primary suite
• Large living areas

Tags

• LARGE LIVING AREAS
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• CENTER ISLAND
• SPLIT-BEDROOM FLOOR PLAN
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $136k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $37 ($438/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 $125k (8.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.0% in Louisa — 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 61/100 on livability (#381 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: schools D, amenities F, commute F.
• Lawrence County (town): math 23% / reading 42% proficiency, ranked #95 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($937 loan paydown + $10k appreciation (7.2% local appreciation)).
• Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $166,096
• List price: $135,500
• Delta: -18.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Dove Ln	0.49mi	3/2.0 (-1)	1,568 (0%)	9mo	$98,000	$63	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.35×
• Total profit: $51,051
• Equity at exit: $95,369

10-year hold

• IRR: 18.1%
• Equity multiple: 4.86×
• Total profit: $146,573
• Equity at exit: $182,505

Cash invested: $37,940 (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 41230

• Home prices YoY: 4.2%
• Active inventory: 64
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$711
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $37

Break-even live

Break-even rent $1,201

Max offer price $135,500

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $75	+0% $37	+5% $-2	+10% $-40
Rent	-10% $-62	-5% $-13	+0% $37	+5% $86	+10% $135
Rate	-1.0pp $105	-0.5pp $71	base $37	+0.5pp $1	+1.0pp $-34

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $135,500 Active 179 DOM
2. 2026-06-18
   days on market $135,500 Active 177 DOM
3. 2026-06-17
   days on market $135,500 Active 176 DOM
4. 2026-06-16
   days on market $135,500 Active 175 DOM
5. 2026-06-15
   days on market $135,500 Active 174 DOM
6. 2026-06-13
   days on market $135,500 Active 172 DOM
7. 2026-06-12
   days on market $135,500 Active 171 DOM
8. 2026-06-09
   days on market $135,500 Active 168 DOM
9. 2026-06-08
   days on market $135,500 Active 167 DOM
10. 2026-06-07
    days on market $135,500 Active 166 DOM
11. 2026-06-07
    days on market $135,500 Active 165 DOM
12. 2026-06-04
    days on market $135,500 Active 162 DOM
13. 2026-06-02
    days on market $135,500 Active 161 DOM
14. 2026-06-01
    days on market $135,500 Active 160 DOM
15. 2026-05-31
    days on market $135,500 Active 159 DOM
16. 2026-05-31
    days on market $135,500 Active 158 DOM
17. 2026-05-20
    price $135,500 974-char remark

    Show marketing remark (974 chars)

    Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

18. 2026-04-26
    price $137,500 974-char remark

    Show marketing remark (974 chars)

    Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

19. 2026-03-10
    price $139,900 974-char remark

    Show marketing remark (974 chars)

    Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

20. 2026-02-02
    price $143,500 974-char remark

    Show marketing remark (974 chars)

    Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

21. 2026-01-12
    price $146,900 974-char remark

    Show marketing remark (974 chars)

    Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

22. 2025-12-23
    listed $149,900 Active 974-char remark

    Show marketing remark (974 chars)

    Built in 2022, this well-maintained 4-bedroom, 2-bath home offers modern construction, a functional layout, and room to spread out on .59 acres. Inside, you'll find two large living areas, providing flexibility for everyday living, entertaining, or creating separate spaces for work, relaxation, or guests. The kitchen features ample cabinetry, generous counter space, and a center island that anchors the open living area. The split-bedroom floor plan offers privacy, with a spacious primary suite that includes a full bath and plenty of storage. Recent upgrades include a brand-new back deck, perfect for outdoor enjoyment, along with a storage building in the backyard for tools, equipment, or seasonal items. The level lot provides usable outdoor space while maintaining a sense of privacy. With its newer construction, practical floor plan, and move-in-ready condition, this home offers a strong combination of space, value, and modern comfort in a peaceful setting.

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,965
• − Mortgage interest: −$7,590
• − Property taxes: −$1,382
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,942
• Taxable loss: −$1,819
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $875/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2022 manufactured home offers a good condition with modern features and a good ROI potential for both resale and rental.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale trim around windows — improves home's appearance
• Both install new flooring in bathrooms — improves aesthetics and functionality
• Both install new countertops in kitchen — enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale trim around windows — improves home's appearance ↑
• Both install new flooring in bathrooms — improves aesthetics and functionality ↑
• Both install new countertops in kitchen — enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lawrence County
• NCES district ID: 2103240
• Math proficiency: 23% ▼ -17.00%
• Reading proficiency: 42% ▼ -18.00%
• Median HH income: $32,668
• Composite: 26.55/100
• National rank: #7189
• State rank: #95 of 165 in KY

Livability — Louisa

• Score: 61/100
• State rank: #381
• US rank: #18153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisa, KY
• Population (ZIP): 12,399

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,462 people
• By 2030: 15,038 · -2.7%
• By 2040: 14,142 · -8.5%
• By 2050: 13,292 · -14.0%
• By 2075: 11,353 · -26.6%
• By 2100: 9,417 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Chinese 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+67.2) · D 15.9% · R 83.1%
• 2008→2024 swing: -41.3pp toward R · 2008: -26.0pp · 2024: -67.2pp
• All cycles: 2024: R+67.2 2020: R+63.2 2016: R+62.5 2012: R+44.3 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.17%
• Current HPI: 177.9918
• 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

-9.6% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $135,500 ImagineMLS
• 2026-04-26 Price Changed $137,500 ImagineMLS
• 2026-03-10 Price Changed $139,900 ImagineMLS
• 2026-02-02 Price Changed $143,500 ImagineMLS
• 2026-01-12 Price Changed $146,900 ImagineMLS
• 2025-12-23 Listed $149,900 ImagineMLS

Property tax history

+2.1%/yr

Latest (2025): $1,382 · +2.7% YoY. Source: county tax records.