273 S Burke Rd · Monticello, KY 42633

$50,000

2 bd · 1.5 ba · 1,284 sqft · SingleFamily · 152 Days on market

Built 1972 3.04 ac lot ↓ 50% since listing

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

Key facts

• Replaced metal roof
• Replaced hvac unit
• Well water source

Tags

• 3 ACRES
• WELL WATER SOURCE
• SEPTIC SYSTEM
• REPLACED HVAC UNIT
• REPLACED WATER HEATER
• REPLACED METAL ROOF

Property features AI

Finance

• Other: Approximately 3.04 acres

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank; Electricity connected; Phone connected; Water connected
• Home design: Manufactured home; One story
• Construction: Vinyl siding; Metal roof; Block and pier/pillar foundation; Built as other/secondary structure type
• Exterior features: Garden; Ramped access; Secluded, wooded lot; Rural, trees/woods and mountain views

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Ceiling fans; Window treatments and blinds
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 3.6% in Monticello — 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 65/100 on livability (#265 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Wayne County (town): math 20% / reading 33% proficiency, ranked #142 of 165 in KY (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Wayne County Middle School (math 18% / reading 36%, grade F, #172 of 217 statewide, top 80%, 679 students, 75% FRL); Wayne County High School (math 24% / reading 40%, grade F, #97 of 254 statewide, top 46%, 940 students, 76% FRL) — zoned schools average 76% FRL vs 57% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $25k; list at $50k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 2.23% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.01%
• DSCR: 3.05
• GRM: 3.7

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: 43.2%
• Equity multiple: 2.86×
• Total profit: $26,103
• Equity at exit: $7,455

10-year hold

• IRR: 49.3%
• Equity multiple: 5.77×
• Total profit: $66,820
• Equity at exit: $4,323

Cash invested: $14,000 (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 42633

• Home prices YoY: -11.3%
• Active inventory: 193
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $537

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-12
   statusdays on market $50,000 Pending 152 DOM
2. 2026-06-09
   days on market $50,000 Active 149 DOM
3. 2026-06-08
   days on market $50,000 Active 148 DOM
4. 2026-06-07
   days on market $50,000 Active 147 DOM
5. 2026-06-05
   days on market $50,000 Active 145 DOM
6. 2026-06-04
   days on market $50,000 Active 143 DOM
7. 2026-06-02
   days on market $50,000 Active 142 DOM
8. 2026-06-01
   days on market $50,000 Active 141 DOM
9. 2026-05-31
   days on market $50,000 Active 140 DOM
10. 2026-05-31
    days on market $50,000 Active 139 DOM
11. 2026-04-05
    status Active
12. 2026-03-26
    soldstatus $25,000 Closed 553-char remark

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

13. 2026-03-23
    status Pending
14. 2026-02-26
    status Pending 553-char remark

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

15. 2026-01-05
    status Active 553-char remark

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

16. 2026-01-05
    status Active

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

17. 2025-11-20
    historical

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

18. 2025-11-20
    historical 553-char remark

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

19. 2025-11-12
    listed $50,000 Active

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

20. 2025-11-12
    listed $25,000 Active 553-char remark

    Show marketing remark (553 chars)

    If you like seclusion, then this property may be for you. The property consist of 3 acres and has a 1970 PMC mobile home that is 2 bedrooms, 1 large bath with washer/dryer hookup. Living room, and eat in kitchen. Property being sold as is condition and has a well that is the only water source. Owner states plenty of water from the well. Property sits at the end of a county road. (There is also a 2nd adjoining property that is for sale with a 2nd mobile home and 3 more acres.) Property is on its own septic system. Window AC and Propane Heat.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $13,402
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,455
• Taxable income: $6,003
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $5,001/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: Wayne County
• NCES district ID: 2105790
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 33% ▼ -21.00%
• Median HH income: $30,391
• Composite: 21.38/100
• National rank: #8358
• State rank: #142 of 165 in KY

Livability — Monticello

• Score: 65/100
• State rank: #265
• US rank: #12963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,609

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 19,477 people
• By 2030: 18,776 · -3.6%
• By 2040: 17,199 · -11.7%
• By 2050: 15,602 · -19.9%
• By 2075: 11,883 · -39.0%
• By 2100: 8,300 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+66.0) · D 16.5% · R 82.5%
• 2008→2024 swing: -28.9pp toward R · 2008: -37.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+62.0 2016: R+61.8 2012: R+47.6 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.14%
• Current HPI: 227.5936
• 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

-50.0% since first listed

10 events — show timeline

• 2026-04-05 Relisted — ImagineMLS
• 2026-03-26 Sold (MLS) $25,000 ImagineMLS
• 2026-03-23 Pending — ImagineMLS
• 2026-02-26 Pending — ImagineMLS
• 2026-01-05 Relisted — ImagineMLS
• 2026-01-05 Relisted — ImagineMLS
• 2025-11-20 Listing Removed — ImagineMLS
• 2025-11-20 Listing Removed — ImagineMLS
• 2025-11-12 Listed $25,000 ImagineMLS
• 2025-11-12 Listed $50,000 ImagineMLS