6461 Ky-66 · Arjay, KY 40902

$80,000

6 bd · 4.0 ba · 2,064 sqft · MultiFamily · 66 Days on market

Built 1980 Fair condition 0.35 ac lot

---

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
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent income-producing opportunity! This property features two 3-bedroom, 2-bath mobile homes on one lot, previously used as rental properties and ideal for investors or owner-occupants seeking additional income. Homes offer approximately 924 sq ft and 1,140 sq ft and feature total electric utilities, central heat & air, and front and rear porches. Conveniently located just 10 minutes from Pineville and Hwy 25E, providing easy access to shopping, dining, and employment while maintaining a quiet country setting. A versatile property with strong rental or multi-family living potential. The stated acreage has been estimated by the (Local Property Valuation Administrator / boundary deed description / Agriculture Soil Conservation Service). The estimate is not the result of a survey and cannot be relied upon for accuracy. The property is selling by its boundary deed description.

Key facts

• Two mobile homes
• Central heat and air
• 0.35 acre lot

Tags

• INCOME PRODUCING OPPORTUNITY
• TWO MOBILE HOMES
• TOTAL ELECTRIC UTILITIES
• CENTRAL HEAT AND AIR
• FRONT AND REAR PORCHES
• QUIET COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#505 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: schools F, amenities F, commute F.
• Bell County (rural): math 27% / reading 40% proficiency, ranked #91 of 165 in KY (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 44 units permitted in Bell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $871 of equity ($553 loan paydown + $318 appreciation (0.4% local appreciation)).
• Bell County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.16%
• DSCR: 2.07
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.25×
• Total profit: $27,909
• Equity at exit: $24,832

10-year hold

• IRR: 28.6%
• Equity multiple: 4.29×
• Total profit: $73,593
• Equity at exit: $31,160

Cash invested: $22,400 (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 40902

• Home prices YoY: 0.5%
• Active inventory: 6
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $451

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 66 DOM
2. 2026-06-17
   days on market $80,000 Active 65 DOM
3. 2026-06-16
   days on market $80,000 Active 64 DOM
4. 2026-06-15
   days on market $80,000 Active 63 DOM
5. 2026-06-13
   days on market $80,000 Active 61 DOM
6. 2026-06-12
   days on market $80,000 Active 60 DOM
7. 2026-06-09
   days on market $80,000 Active 57 DOM
8. 2026-06-08
   days on market $80,000 Active 56 DOM
9. 2026-06-07
   days on market $80,000 Active 55 DOM
10. 2026-06-07
    days on market $80,000 Active 54 DOM
11. 2026-06-04
    days on market $80,000 Active 51 DOM
12. 2026-06-02
    days on market $80,000 Active 50 DOM
13. 2026-06-01
    days on market $80,000 Active 49 DOM
14. 2026-05-31
    days on market $80,000 Active 48 DOM
15. 2026-05-31
    days on market $80,000 Active 47 DOM
16. 2026-03-02
    listed $80,000 Active 895-char remark

    Show marketing remark (895 chars)

    Excellent income-producing opportunity! This property features two 3-bedroom, 2-bath mobile homes on one lot, previously used as rental properties and ideal for investors or owner-occupants seeking additional income. Homes offer approximately 924 sq ft and 1,140 sq ft and feature total electric utilities, central heat & air, and front and rear porches. Conveniently located just 10 minutes from Pineville and Hwy 25E, providing easy access to shopping, dining, and employment while maintaining a quiet country setting. A versatile property with strong rental or multi-family living potential. The stated acreage has been estimated by the (Local Property Valuation Administrator / boundary deed description / Agriculture Soil Conservation Service). The estimate is not the result of a survey and cannot be relied upon for accuracy. The property is selling by its boundary deed description.

17. 2026-03-02
    listed $80,000 Active 895-char remark

    Show marketing remark (895 chars)

    Excellent income-producing opportunity! This property features two 3-bedroom, 2-bath mobile homes on one lot, previously used as rental properties and ideal for investors or owner-occupants seeking additional income. Homes offer approximately 924 sq ft and 1,140 sq ft and feature total electric utilities, central heat & air, and front and rear porches. Conveniently located just 10 minutes from Pineville and Hwy 25E, providing easy access to shopping, dining, and employment while maintaining a quiet country setting. A versatile property with strong rental or multi-family living potential. The stated acreage has been estimated by the (Local Property Valuation Administrator / boundary deed description / Agriculture Soil Conservation Service). The estimate is not the result of a survey and cannot be relied upon for accuracy. The property is selling by its boundary deed description.

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 22 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: $15,248
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,327
• Taxable income: $4,400
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $4,356/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including exterior siding, roof, landscaping, HVAC, and interior walls/paint. Improvements in these areas can significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — The exterior siding appears weathered and stained, indicating a need for replacement.
• Major roof — The satellite image shows a large roof footprint, which could indicate a need for inspection and potential replacement.
• Major landscaping — The landscaping appears to be overgrown and in need of maintenance, which could improve the curb appeal and overall property value.
• Major HVAC/mechanicals — The satellite image shows a large roof footprint, which could indicate a need for inspection and potential replacement of the HVAC system.
• Minor interior walls/paint — The interior walls and paint appear to be in good condition, with no visible damage.
• Minor windows — The windows appear to be in good condition, with no visible damage.
• Minor foundation/structure — No visible damage, but the satellite image shows a large roof footprint, which could indicate a need for inspection.
• Minor flooring — The flooring in the interior appears to be in good condition, with no visible damage.

Value-add opportunities

• Both landscaping — Improving the landscaping can enhance the curb appeal and overall property value.
• Both HVAC/mechanicals — Replacing the HVAC system can improve the comfort and energy efficiency of the property.
• Both exterior siding — Replacing the exterior siding can improve the appearance and energy efficiency of the property.
• Both roof — Inspecting and potentially replacing the roof can improve the property's structural integrity and energy efficiency.
• Resale interior walls/paint — Painting the interior walls can improve the appearance and overall condition of the property.
• Resale windows — Replacing or repairing the windows can improve the appearance and energy efficiency of the property.
• Resale foundation/structure — Inspecting and potentially repairing the foundation can improve the property's structural integrity and overall condition.
• Resale flooring — Replacing the flooring can improve the appearance and overall condition of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The exterior siding appears weathered and stained, indicating a need for replacement.	Major	$15,000–50,000
roof · The satellite image shows a large roof footprint, which could indicate a need for inspection and potential replacement.	Major	$15,000–50,000
landscaping · The landscaping appears to be overgrown and in need of maintenance, which could improve the curb appeal and overall property value.	Major	$15,000–50,000
HVAC/mechanicals · The satellite image shows a large roof footprint, which could indicate a need for inspection and potential replacement of the HVAC system.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in good condition, with no visible damage.	Minor	$500–3,000
windows · The windows appear to be in good condition, with no visible damage.	Minor	$500–3,000
foundation/structure · No visible damage, but the satellite image shows a large roof footprint, which could indicate a need for inspection.	Minor	$500–3,000
flooring · The flooring in the interior appears to be in good condition, with no visible damage.	Minor	$500–3,000
Total estimated repair cost · 8 items		$62,000–212,000

Value-add ROI direction

• Both landscaping — Improving the landscaping can enhance the curb appeal and overall property value. ↑
• Both HVAC/mechanicals — Replacing the HVAC system can improve the comfort and energy efficiency of the property. ↑
• Both exterior siding — Replacing the exterior siding can improve the appearance and energy efficiency of the property. ↑
• Both roof — Inspecting and potentially replacing the roof can improve the property's structural integrity and energy efficiency. ↑
• Resale interior walls/paint — Painting the interior walls can improve the appearance and overall condition of the property. ↑
• Resale windows — Replacing or repairing the windows can improve the appearance and energy efficiency of the property. ↑
• Resale foundation/structure — Inspecting and potentially repairing the foundation can improve the property's structural integrity and overall condition. ↑
• Resale flooring — Replacing the flooring can improve the appearance and overall condition of the property. ↑

ⓘ 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: Bell County
• NCES district ID: 2100390
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $27,032
• Composite: 26.86/100
• National rank: #7102
• State rank: #91 of 165 in KY

Livability — Arjay

• Score: 50/100
• State rank: #505
• US rank: #25665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 696

Population outlook (Bell County) Hauer SSP2

• Today (2025): 24,501 people
• By 2030: 22,923 · -6.4%
• By 2040: 19,860 · -18.9%
• By 2050: 17,161 · -30.0%
• By 2075: 12,070 · -50.7%
• By 2100: 8,525 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Bell

• 2024 margin: Solid R (+68.7) · D 15.2% · R 83.9%
• 2008→2024 swing: -28.1pp toward R · 2008: -40.6pp · 2024: -68.7pp
• All cycles: 2024: R+68.7 2020: R+63.2 2016: R+62.2 2012: R+51.7 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.40%
• Current HPI: 83.4855
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-02 Listed $80,000 ImagineMLS
• 2026-03-02 Listed $80,000 ImagineMLS