536 Stone Gate Dr · Burnside, KY 42519

$145,000

3 bd · 2.0 ba · 1,216 sqft · Other · 29 Days on market

Built 2022 Poor condition 0.70 ac lot

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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 +20.2/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Welcome to this 2022 manufactured home offering 3 bedrooms and 2 full bathrooms, tucked away in a peaceful and secluded setting. The spacious primary suite features a walk-in closet and a private bath complete with a step-in shower and relaxing soaking tub. Inside, you'll find a comfortable living room with a built-in bookshelf, a functional kitchen, and a separate utility room for added convenience. A brand-new hot water heater provides extra peace of mind. The sellers have also added 22 tons of stone, creating a prepared area ideal for a future detached garage, storage building, or additional outdoor use. Step outside and enjoy the quiet surroundings, including your own fire pit—per

Key facts

• Walk-in closet
• Private bath
• Soaking tub

Tags

• WALK-IN CLOSET
• PRIVATE BATH
• STEP-IN SHOWER
• SOAKING TUB
• BUILT-IN BOOKSHELF
• SEPARATE UTILITY ROOM

Property features AI

Finance

• Other: Lot size about 0.7 acre

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured house; Single-story (manufactured)
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built area approximately 1,216
• Exterior features: Fire pit; Secluded, wooded lot with many trees

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Primary on first floor
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Walk-in closet(s); Ceiling fan(s); Soaking tub
• Laundry & utility: Washer hookup; Electric dryer hookup; Main level laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.0% in Burnside — 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 71/100 on livability (#141 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: 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.
• Zoned schools: Burnside Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 432 students, 84% FRL); Southern Middle School (math 41% / reading 50%, grade D+, #32 of 217 statewide, top 15%, 941 students, 68% FRL); Southwestern High School (math 33% / reading 43%, grade F, #55 of 254 statewide, top 22%, 1,265 students, 64% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• At projected returns (5.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 29 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.15×
• Total profit: $46,698
• Equity at exit: $83,876

10-year hold

• IRR: 18.0%
• Equity multiple: 4.21×
• Total profit: $130,433
• Equity at exit: $146,189

Cash invested: $40,600 (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 42519

• Home prices YoY: 1.5%
• Active inventory: 84
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $183

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Foxwood Dr Burnside, KY	3.0	2.0	1280	$1,500	$1.17	43d	1	0.73mi

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 29 DOM
2. 2026-06-17
   days on market $145,000 Active 28 DOM
3. 2026-06-16
   days on market $145,000 Active 27 DOM
4. 2026-06-15
   days on market $145,000 Active 26 DOM
5. 2026-06-13
   days on market $145,000 Active 24 DOM
6. 2026-06-12
   days on market $145,000 Active 23 DOM
7. 2026-06-09
   days on market $145,000 Active 20 DOM
8. 2026-06-08
   days on market $145,000 Active 19 DOM
9. 2026-06-07
   days on market $145,000 Active 18 DOM
10. 2026-06-07
    days on market $145,000 Active 17 DOM
11. 2026-06-04
    days on market $145,000 Active 14 DOM
12. 2026-06-02
    days on market $145,000 Active 13 DOM
13. 2026-06-01
    days on market $145,000 Active 12 DOM
14. 2026-05-31
    days on market $145,000 Active 11 DOM
15. 2026-05-31
    days on market $145,000 Active 10 DOM
16. 2026-05-20
    listed $145,000 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $18,000
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,218
• Taxable loss: −$120
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,224/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs across all systems and areas, making it a significant investment opportunity.

Repairs flagged

• Major kitchen — No photos of the kitchen
• Major bathrooms — No photos of the bathrooms
• Major roof — No photos of the roof
• Major exterior — No photos of the exterior
• Major flooring — No photos of the flooring
• Major interior walls/paint — No photos of the interior walls/paint
• Major windows — No photos of the windows
• Major foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal

Value-add opportunities

• Both Kitchen renovation — A fully functional kitchen is essential for both resale and rental
• Both Bathroom renovation — Upgraded bathrooms are crucial for both resale and rental
• Both Roof replacement — A new roof is necessary for both resale and rental
• Both Exterior painting and landscaping — Aesthetic improvements enhance curb appeal and attract potential buyers/tenants
• Both HVAC system upgrade — A reliable HVAC system is essential for both resale and rental
• Both Structural repairs — Structural integrity is critical for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of the kitchen	Major	$15,000–50,000
bathrooms · No photos of the bathrooms	Major	$15,000–50,000
roof · No photos of the roof	Major	$15,000–50,000
exterior · No photos of the exterior	Major	$15,000–50,000
flooring · No photos of the flooring	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — A fully functional kitchen is essential for both resale and rental ↑
• Both Bathroom renovation — Upgraded bathrooms are crucial for both resale and rental ↑
• Both Roof replacement — A new roof is necessary for both resale and rental ↑
• Both Exterior painting and landscaping — Aesthetic improvements enhance curb appeal and attract potential buyers/tenants ↑
• Both HVAC system upgrade — A reliable HVAC system is essential for both resale and rental ↑
• Both Structural repairs — Structural integrity is critical for both resale and rental ↑

ⓘ 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: 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 — Burnside

• Score: 71/100
• State rank: #141
• US rank: #6774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,800

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 (88%)
• Race & ethnicity: White 88% Two or more races 10% Hispanic / Latino 3% Native American 1%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▲ 5.19%
• Current HPI: 358.2137
• 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

1 event — show timeline

• 2026-05-20 Listed $145,000 ImagineMLS

Property tax history

-3.6%/yr

Latest (2025): $36 · -2.3% YoY. Source: county tax records.