125 Rhonder Dr · Science Hill, KY 42553

$124,500

2 bd · 1.0 ba · 1,232 sqft · Manufactured public records · 167 Days on market

Built 1999 0.40 ac lot $101/sqft · 56% below area

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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 +18.8/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

Key facts

• Hvac
• New flooring
• Front porch

Tags

• NEW BATHROOM VANITIES
• NEW FLOORING
• NEW APPLIANCES
• HVAC
• FRONT PORCH
• REAR DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $109k (12.7% below list).
• Recommended offer: $109k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.5% in Science Hill — 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 64/100 on livability (#300 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($861 loan paydown + $6k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $124k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $108,718 (12.7% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (median comp): $266,888
• List price: $124,500
• Delta: -53.35%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.10×
• Total profit: $38,200
• Equity at exit: $72,207

10-year hold

• IRR: 17.2%
• Equity multiple: 4.09×
• Total profit: $107,750
• Equity at exit: $126,010

Cash invested: $34,860 (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 42553

• Home prices YoY: 1.7%
• Active inventory: 30
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $126

Break-even live

Break-even rent $928

Max offer price $124,500

Occupancy floor 83%

Sensitivity live

Price	-10% $196	-5% $161	+0% $126	+5% $91	+10% $55
Rent	-10% $40	-5% $83	+0% $126	+5% $169	+10% $212
Rate	-1.0pp $188	-0.5pp $157	base $126	+0.5pp $94	+1.0pp $61

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $124,500 Active 167 DOM
2. 2026-06-21
   days on market $124,500 Active 166 DOM
3. 2026-06-18
   days on market $124,500 Active 164 DOM
4. 2026-06-17
   days on market $124,500 Active 163 DOM
5. 2026-06-16
   days on market $124,500 Active 162 DOM
6. 2026-06-15
   days on market $124,500 Active 161 DOM
7. 2026-06-13
   days on market $124,500 Active 159 DOM
8. 2026-06-12
   days on market $124,500 Active 158 DOM
9. 2026-06-09
   days on market $124,500 Active 155 DOM
10. 2026-06-08
    days on market $124,500 Active 154 DOM
11. 2026-06-07
    days on market $124,500 Active 153 DOM
12. 2026-06-07
    days on market $124,500 Active 152 DOM
13. 2026-06-04
    days on market $124,500 Active 149 DOM
14. 2026-06-02
    days on market $124,500 Active 148 DOM
15. 2026-06-01
    days on market $124,500 Active 147 DOM
16. 2026-05-31
    days on market $124,500 Active 146 DOM
17. 2026-05-31
    days on market $124,500 Active 145 DOM
18. 2026-05-11
    status Active 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

19. 2026-04-25
    historical Contingent 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

20. 2026-04-23
    status Active 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

21. 2026-04-14
    historical Contingent 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

22. 2026-03-19
    status Active 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

23. 2026-03-13
    historical Contingent 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

24. 2026-03-06
    price $124,500 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

25. 2026-01-23
    price $129,900 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

26. 2026-01-03
    listed $137,500 Active 199-char remark

    Show marketing remark (199 chars)

    Move-in ready 3-bedroom home featuring a split floor plan, all new flooring and paint, updated bathroom vanities, new appliances, and new HVAC. Relax on the front porch or entertain on the rear deck.

27. 2020-07-03
    historical
28. 2019-11-22
    listed $59,900
29. 2017-11-06
    soldstatus $47,000
30. 2017-11-06
    soldstatus $47,000
31. 2017-09-18
    listed $49,900

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$731/yr (+$61/mo · 215.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,046
• − Mortgage interest: −$6,974
• − Property taxes: −$340
• − Insurance: −$622
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,622
• Taxable loss: −$599
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,653/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Science Hill

• Score: 64/100
• State rank: #300
• US rank: #14380

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): 5,962

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Subsaharan African 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 312.5486
• 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

+149.5% since first listed

14 events — show timeline

• 2026-05-11 Relisted — ImagineMLS
• 2026-04-25 Contingent — ImagineMLS
• 2026-04-23 Relisted — ImagineMLS
• 2026-04-14 Contingent — ImagineMLS
• 2026-03-19 Relisted — ImagineMLS
• 2026-03-13 Contingent — ImagineMLS
• 2026-03-06 Price Changed $124,500 ImagineMLS
• 2026-01-23 Price Changed $129,900 ImagineMLS
• 2026-01-03 Listed $137,500 ImagineMLS
• 2020-07-03 Listing Removed — ImagineMLS
• 2019-11-22 Listed $59,900 ImagineMLS
• 2017-11-06 Sold (Public Records) $47,000 Public Records
• 2017-11-06 Sold (MLS) $47,000 ImagineMLS
• 2017-09-18 Listed $49,900 ImagineMLS

Property tax history

+1.3%/yr

Latest (2025): $340 · -2.3% YoY. Source: county tax records.