10670 Princeton Rd · Cerulean, KY 42215

$62,000

3 bd · 2.0 ba · 720 sqft · Other public records · 11 Days on market

0.57 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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 3 bed 2 bath manufactured home located in the Cerulean community. This property offers a country feel while being just a short drive to Hopkinsville or Princeton. Nestled on a spacious half acre lot this property offers plenty of room to spread out and make it your own!

Key facts

• 0.57 acre lot
• Listed 10 days

Tags

• SPACIOUS HALF ACRE LOT

Property features AI

Exterior

• Parking: Gravel parking
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Covered porch/patio; Outbuilding; Level lot; Frontage on a state road

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Walk-in closets; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

Location & tenants

• Location reads 59/100 on livability (#414 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, amenities F, commute F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sinking Fork Elementary School (math 54% / reading 40%, grade D-, #119 of 676 statewide, top 19%, 414 students, 74% FRL).
• Zoned-school proficiency averages 47% at this address vs 32% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Christian County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 5 active listings in the ZIP; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($429 loan paydown + $4k appreciation (6.3% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.05%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.70×
• Total profit: $46,797
• Equity at exit: $40,246

10-year hold

• IRR: 38.3%
• Equity multiple: 7.67×
• Total profit: $115,712
• Equity at exit: $74,107

Cash invested: $17,360 (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 42215

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $435

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 55%

Sensitivity live

Price	-10% $478	-5% $456	+0% $435	+5% $413	+10% $392
Rent	-10% $348	-5% $392	+0% $435	+5% $478	+10% $521
Rate	-1.0pp $466	-0.5pp $450	base $435	+0.5pp $419	+1.0pp $402

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $62,000 Active 11 DOM
2. 2026-06-18
   days on market $62,000 Active 8 DOM
3. 2026-06-17
   days on market $62,000 Active 7 DOM
4. 2026-06-16
   days on market $62,000 Active 6 DOM
5. 2026-06-15
   days on market $62,000 Active 5 DOM
6. 2026-06-14
   days on market $62,000 Active 3 DOM
7. 2026-06-13
   remarks 285-char remark
8. 2026-06-13
   listed $62,000 Active 2 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,111
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$1,804
• Taxable income: $4,497
• Est. tax owed @ 24.0%: −$1,079
• After-tax cash flow: $4,137/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — Cerulean

• Score: 59/100
• State rank: #414
• US rank: #19987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,692

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 21% Asian 5% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 3% Vietnamese 3%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.32%
• Current HPI: 342.5955
• 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

• 2026-06-10 Listed $62,000 WKRMLS

Property tax history

-2.8%/yr

Latest (2025): $30 · +0.0% YoY. Source: county tax records.