71 Log Cabin Ln · Ewing, KY 41039

$119,900

2 bd · 2.0 ba · 1,280 sqft · Other · 5 Days on market

Built 1997 0.57 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this beautiful, recently remolded, 2 bedroom 2 bath manufactured 16x80 Fleetwood home, nicely situated on a . 056 acre lot +or-. Remodel consisting of new flooring, paint, tubs, toilets, interior doors, appliances, and more!! This home is ready to move into with several nice trees, covered front porch, detached carport/shed. Priced at 119,900. Call for a showing today !!

Key facts

• Covered front porch
• Recently remodeled
• Detached carport

Tags

• RECENTLY REMODELED
• NEW FLOORING
• COVERED FRONT PORCH
• DETACHED CARPORT
• NICE TREES

Property features AI

Exterior

• Parking: Detached carport
• Utilities: Public water; Septic tank; Electricity connected; Water connected
• Home design: Manufactured home; Single story
• Construction: Vinyl siding; Metal roof
• Exterior features: Few trees on the lot; Other outbuildings/structures; Crawl space foundation

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: 2 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closet(s); Ceiling fan(s); Insulated windows; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $105k (12.0% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#443 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Fleming County (rural): math 26% / reading 41% proficiency, ranked #83 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ewing Elementary School (math 22% / reading 42%, grade F, #348 of 676 statewide, top 55%, 343 students, 58% FRL); Simons Middle School (math 26% / reading 43%, grade F, #99 of 217 statewide, top 47%, 325 students, 65% FRL); Fleming County High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 654 students, 54% FRL).
• Market conditions: 13 active listings in the ZIP; 2 units permitted in Fleming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $105,492 (12.0% below list)

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: 0.88% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 9.5

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: 11.9%
• Equity multiple: 1.68×
• Total profit: $22,865
• Equity at exit: $53,912

10-year hold

• IRR: 14.0%
• Equity multiple: 3.07×
• Total profit: $69,440
• Equity at exit: $83,085

Cash invested: $33,572 (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 41039

• Active inventory: 13
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $133

Break-even live

Break-even rent $886

Max offer price $119,900

Occupancy floor 82%

Sensitivity live

Price	-10% $201	-5% $167	+0% $133	+5% $99	+10% $-78
Rent	-10% $50	-5% $92	+0% $133	+5% $175	+10% $217
Rate	-1.0pp $194	-0.5pp $164	base $133	+0.5pp $102	+1.0pp $71

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $119,900 Active 5 DOM
2. 2026-06-17
   days on market $119,900 Active 4 DOM
3. 2026-06-16
   days on market $119,900 Active 3 DOM
4. 2026-06-15
   days on market $119,900 Active 2 DOM
5. 2026-06-14
   remarks 383-char remark
6. 2026-06-14
   listed $119,900 Active 1 DOM

ⓘ 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: $257 · $21/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$774/yr (+$64/mo · 300.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,659
• − Mortgage interest: −$6,716
• − Property taxes: −$257
• − Insurance: −$600
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$3,488
• Taxable loss: −$428
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,701/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: Fleming County
• NCES district ID: 2101920
• Math proficiency: 26% ▼ -29.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $34,964
• Composite: 27.61/100
• National rank: #6928
• State rank: #83 of 165 in KY

Livability — Ewing

• Score: 57/100
• State rank: #443
• US rank: #21859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,122

Population outlook (Fleming County) Hauer SSP2

• Today (2025): 14,917 people
• By 2030: 14,997 · +0.5%
• By 2040: 15,033 · +0.8%
• By 2050: 14,808 · -0.7%
• By 2075: 14,037 · -5.9%
• By 2100: 12,176 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2%
• Common ancestry: Portuguese 1% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Fleming

• 2024 margin: Solid R (+60.6) · D 19.1% · R 79.7% · Other 1.3%
• 2008→2024 swing: -40.9pp toward R · 2008: -19.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+57.5 2016: R+54.0 2012: R+32.3 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+726.9% since first listed

3 events — show timeline

• 2026-06-13 Listed $119,900 ImagineMLS
• 2022-09-26 Sold (Public Records) $261,000 Public Records
• 2012-03-30 Sold (Public Records) $14,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $257 · -1.3% YoY. Source: county tax records.