1711 Taylor Ford Rd · Columbia, KY 42728

$139,900

3 bd · 2.0 ba · 1,280 sqft · Other · 57 Days on market

Built 2018 0.53 ac lot

---

Why this score? — see what drove the D 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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on your chance to own this great home! At only $139,900, it won't last long! Welcome to your perfect blend of comfort, space, and location! Nestled in a peaceful setting yet conveniently close to town, this beautiful property offers the best of both worlds—privacy and accessibility. This well-appointed home features 3 bedrooms and 2 full bathrooms, with a thoughtfully designed layout that provides both functionality and flexibility. The spacious living areas are ideal for gathering with family or entertaining guests, while the kitchen offers ample cabinetry, a walk in pantry/laundry room, and workspace for everyday living. Step outside and take in the surrounding scen

Key facts

• Ample cabinetry
• Peaceful setting
• Walk in pantry

Tags

• PEACEFUL SETTING
• CONVENIENTLY CLOSE TO TOWN
• SURROUNDED BY FARMLAND
• AMPLE CABINETRY
• WALK IN PANTRY

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Well (private); Septic tank
• Home design: Residential mobile home
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Level lot; Located near Green River / Lake Cumberland

Interior

• Kitchen: Dishwasher; Microwave; Range / Oven; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closets; Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $40 ($485/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 $111k (20.4% below list).
• Recommended offer: $111k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.9% in Columbia — 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 (#285 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.
• Adair County (town): math 22% / reading 35% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adair County Primary Center (647 students, 70% FRL); Adair County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 598 students, 69% FRL); Adair County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 791 students, 63% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 100 active listings in the ZIP; 1 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adair County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $140k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $111,336 (20.4% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.5

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-20,155
• Equity at exit: $20,860

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,484
• Equity at exit: $12,096

Cash invested: $39,172 (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 42728

• Active inventory: 100
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $40

Break-even live

Break-even rent $1,062

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $120	-5% $80	+0% $40	+5% $1	+10% $-39
Rent	-10% $-48	-5% $-4	+0% $40	+5% $84	+10% $128
Rate	-1.0pp $111	-0.5pp $76	base $40	+0.5pp $4	+1.0pp $-33

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $139,900 Active 57 DOM
2. 2026-06-21
   days on market $139,900 Active 56 DOM
3. 2026-06-21
   days on market $139,900 Active 55 DOM
4. 2026-06-18
   days on market $139,900 Active 53 DOM
5. 2026-06-17
   days on market $139,900 Active 52 DOM
6. 2026-06-16
   days on market $139,900 Active 51 DOM
7. 2026-06-15
   days on market $139,900 Active 50 DOM
8. 2026-06-13
   days on market $139,900 Active 48 DOM
9. 2026-06-12
   days on market $139,900 Active 47 DOM
10. 2026-06-09
    days on market $139,900 Active 44 DOM
11. 2026-06-08
    days on market $139,900 Active 43 DOM
12. 2026-06-07
    days on market $139,900 Active 42 DOM
13. 2026-06-07
    days on market $139,900 Active 41 DOM
14. 2026-06-04
    days on market $139,900 Active 38 DOM
15. 2026-06-02
    days on market $139,900 Active 37 DOM
16. 2026-06-01
    days on market $139,900 Active 36 DOM
17. 2026-05-31
    days on market $139,900 Active 35 DOM
18. 2026-05-31
    days on market $139,900 Active 34 DOM
19. 2026-04-26
    listed $139,900 Active
20. 2026-04-01
    soldstatus $80,000

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$637/yr (+$53/mo · 112.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,360
• − Mortgage interest: −$7,837
• − Property taxes: −$566
• − Insurance: −$700
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$4,070
• Taxable loss: −$1,949
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $953/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: Adair County
• NCES district ID: 2100030
• Math proficiency: 22% ▼ -28.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $33,174
• Composite: 23.3/100
• National rank: #7921
• State rank: #124 of 165 in KY

Livability — Columbia

• Score: 64/100
• State rank: #285
• US rank: #13803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,108

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,359 people
• By 2030: 20,856 · +2.4%
• By 2040: 21,678 · +6.5%
• By 2050: 22,107 · +8.6%
• By 2075: 22,740 · +11.7%
• By 2100: 21,840 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -18.5pp toward R · 2008: -52.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+67.1 2016: R+64.6 2012: R+55.0 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.69%
• Current HPI: 169.064
• 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

+74.9% since first listed

2 events — show timeline

• 2026-04-26 Listed $139,900 SCKMLSKY
• 2026-04-01 Sold (Public Records) $80,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $566 · +2.1% YoY. Source: county tax records.