Pike (Sawyier) Plan · Georgetown, KY 40324

$54,995

1 bd · 1.0 ba · 546 sqft · SingleFamily · 323 Days on market

Good condition $500/mo HOA · 47% of rent

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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 +10.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sawyier Pointe is a quiet, friendly community of attractive and affordable manufactured homes located in Georgetown, Kentucky. The community has a brand new playground, clubhouse and more! Located just near I-75 and I-64 in Central Kentucky near Lexington, the community is one exit from the famous Kentucky Horse Park along with many major employers. Our community property lies within the borders of both Fayette and Scott Counties. Please check with our office for your location school districts. Both Fayette and Scott Counties have highly rated public schools. Community Amenities Basketball Court, Clubhouse, and Playground

Key facts

• Near i-75
• Near i-64
• Clubhouse

Tags

• BRAND NEW PLAYGROUND
• CLUBHOUSE
• NEAR I-75
• NEAR I-64
• NEAR LEXINGTON
• HIGHLY RATED PUBLIC SCHOOLS

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-32 ($-379/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (8.3% below list).
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.5% in Georgetown — 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 78/100 on livability (#75 in KY, #2,338 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Western Elementary School (math 48% / reading 49%, grade D, #110 of 676 statewide, top 17%, 624 students, 34% FRL); Scott County Middle School (math 38% / reading 53%, grade D+, #32 of 217 statewide, top 15%, 864 students, 35% FRL); Scott County High School (math 34% / reading 37%, grade F, #73 of 254 statewide, top 28%, 1,197 students, 40% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 437 active listings in the ZIP; solid renter incomes; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).
• This rent is only 15% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $48,395 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 4.3

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-10,602
• Equity at exit: $8,200

10-year hold

• IRR: -11.0%
• Equity multiple: 0.32×
• Total profit: $-10,511
• Equity at exit: $4,755

Cash invested: $15,399 (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 40324

• Rents YoY: 3.0%
• Active inventory: 437
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$500
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-32

Break-even live

Break-even rent $1,114

Max offer price $50,419

Occupancy floor 98%

Sensitivity live

Price	-10% $6	-5% $-13	+0% $-32	+5% $-51	+10% $-70
Rent	-10% $-116	-5% $-74	+0% $-32	+5% $11	+10% $53
Rate	-1.0pp $-4	-0.5pp $-18	base $-32	+0.5pp $-46	+1.0pp $-60

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: $13,749
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 17 events

1. 2026-06-22
   days on market $54,995 Active 323 DOM
2. 2026-06-18
   days on market $54,995 Active 320 DOM
3. 2026-06-17
   days on market $54,995 Active 319 DOM
4. 2026-06-16
   days on market $54,995 Active 318 DOM
5. 2026-06-15
   days on market $54,995 Active 317 DOM
6. 2026-06-14
   days on market $54,995 Active 315 DOM
7. 2026-06-10
   days on market $54,995 Active 312 DOM
8. 2026-06-09
   days on market $54,995 Active 311 DOM
9. 2026-06-08
   days on market $54,995 Active 310 DOM
10. 2026-06-07
    days on market $54,995 Active 309 DOM
11. 2026-06-05
    days on market $54,995 Active 306 DOM
12. 2026-06-03
    days on market $54,995 Active 305 DOM
13. 2026-06-02
    days on market $54,995 Active 304 DOM
14. 2026-06-01
    days on market $54,995 Active 303 DOM
15. 2026-05-31
    days on market $54,995 Active 302 DOM
16. 2026-05-31
    days on market $54,995 Active 301 DOM
17. 2025-08-02
    listed $54,995 Active 630-char remark

    Show marketing remark (630 chars)

    Sawyier Pointe is a quiet, friendly community of attractive and affordable manufactured homes located in Georgetown, Kentucky. The community has a brand new playground, clubhouse and more! Located just near I-75 and I-64 in Central Kentucky near Lexington, the community is one exit from the famous Kentucky Horse Park along with many major employers. Our community property lies within the borders of both Fayette and Scott Counties. Please check with our office for your location school districts. Both Fayette and Scott Counties have highly rated public schools. Community Amenities Basketball Court, Clubhouse, and Playground

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,888
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − HOA: −$6,000
• − Depreciation: −$1,600
• Taxable loss: −$955
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $-150/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 · 12 photos

Good 80/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for modest improvements to boost its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces utility costs. ↑

ⓘ 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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Georgetown

• Score: 78/100
• State rank: #75
• US rank: #2338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Scott County · 53,406 people
• City population: 53,406
• Metro: Lexington-Fayette, KY
• Population (ZIP): 53,406
• Household income: $85,110
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 993.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.49%
• Current HPI: 187.89
• Rent YoY: ▲ 3.00%
• Metro: Lexington-Fayette, KY
• 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

• 2025-08-02 Listed $54,995 Zillow