4636 ST RT 5 Rte · Ironville, KY 41102

$89,500

3 bd · 2.0 ba · 1,647 sqft · Manufactured public records · 120 Days on market

Built 1989 0.90 ac lot Est $150k · 40% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +7.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you are looking for a spacious home in a peaceful setting, yet close to town, this one is for you. This 3 bedroom, 2 bath home also features an 2 car attached garage, beautifully upgraded master bath plus many other features. Call today for your private showing!

Key facts

• Rural living
• Natural light
• Open kitchen

Tags

• OPEN KITCHEN
• WELCOMING DINING AREA
• COZY LIVING SPACE
• NATURAL LIGHT
• DEDICATED LAUNDRY ROOM
• RURAL LIVING

Property features AI

Finance

• Other: Lot size approximately 0.9 acres; Driving directions: From US 23 take Route 5 about 4.5 miles. House is on the left; driveway goes up the hill.

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured residential home; Approximately 1,791 above-grade finished area
• Construction: Vinyl siding
• Exterior features: Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#216 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Boyd County (suburban): math 20% / reading 37% proficiency, ranked #115 of 165 in KY (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 65 active listings in the ZIP; 2 units permitted in Boyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($619 loan paydown + $4k appreciation (4.0% local appreciation)).
• Boyd County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $50k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $90k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.35% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $149,877
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Shady Oak Dr	0.48mi	3/2.0	1,440 (-13%)	10mo	$131,500	$91	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.68×
• Total profit: $42,115
• Equity at exit: $45,274

10-year hold

• IRR: 27.9%
• Equity multiple: 5.27×
• Total profit: $106,954
• Equity at exit: $73,966

Cash invested: $25,060 (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 41102

• Home prices YoY: 1.4%
• Active inventory: 65
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $418

Break-even live

Break-even rent $675

Max offer price $89,500

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $89,500 Active 120 DOM
2. 2026-06-17
   days on market $89,500 Active 119 DOM
3. 2026-06-16
   days on market $89,500 Active 118 DOM
4. 2026-06-15
   days on market $89,500 Active 117 DOM
5. 2026-06-13
   days on market $89,500 Active 115 DOM
6. 2026-06-12
   days on market $89,500 Active 114 DOM
7. 2026-06-08
   days on market $89,500 Active 110 DOM
8. 2026-06-07
   pricedays on market $89,500 Active 109 DOM
9. 2026-06-07
   pricedays on market $95,000 Active 108 DOM
10. 2026-06-04
    days on market $112,000 Active 105 DOM
11. 2026-06-02
    days on market $112,000 Active 104 DOM
12. 2026-06-01
    days on market $112,000 Active 103 DOM
13. 2026-05-31
    days on market $112,000 Active 102 DOM
14. 2026-05-31
    days on market $112,000 Active 101 DOM
15. 2026-04-07
    price $112,000
16. 2026-02-18
    listed $140,000 Active
17. 2025-11-13
    soldstatus $32,500
18. 2021-07-01
    soldstatus $100,000 265-char remark

    Show marketing remark (265 chars)

    If you are looking for a spacious home in a peaceful setting, yet close to town, this one is for you. This 3 bedroom, 2 bath home also features an 2 car attached garage, beautifully upgraded master bath plus many other features. Call today for your private showing!

19. 2021-03-16
    listed $110,000 265-char remark

    Show marketing remark (265 chars)

    If you are looking for a spacious home in a peaceful setting, yet close to town, this one is for you. This 3 bedroom, 2 bath home also features an 2 car attached garage, beautifully upgraded master bath plus many other features. Call today for your private showing!

20. 2000-03-31
    soldstatus $42,000

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$453/yr (+$38/mo · 142.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,450
• − Mortgage interest: −$5,013
• − Property taxes: −$317
• − Insurance: −$448
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,604
• Taxable income: $3,757
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $4,117/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: Boyd County
• NCES district ID: 2100620
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -17.00%
• Median HH income: $47,479
• Composite: 24.65/100
• National rank: #7625
• State rank: #115 of 165 in KY

Livability — Ironville

• Score: 67/100
• State rank: #216
• US rank: #10442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ironville, KY
• Population (ZIP): 20,779

Population outlook (Boyd County) Hauer SSP2

• Today (2025): 46,137 people
• By 2030: 44,585 · -3.4%
• By 2040: 41,442 · -10.2%
• By 2050: 38,313 · -17.0%
• By 2075: 31,077 · -32.6%
• By 2100: 23,432 · -49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Italian 3% Slovak 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Boyd

• 2024 margin: Solid R (+38.5) · D 30.0% · R 68.6% · Other 1.4%
• 2008→2024 swing: -26.2pp toward R · 2008: -12.3pp · 2024: -38.5pp
• All cycles: 2024: R+38.5 2020: R+33.2 2016: R+37.0 2012: R+16.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.98%
• Current HPI: 299.41
• 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

+166.7% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $112,000 AABOR
• 2026-02-18 Listed $140,000 AABOR
• 2025-11-13 Sold (Public Records) $32,500 Public Records
• 2021-07-01 Sold (MLS) $100,000 AABOR
• 2021-03-16 Listed $110,000 AABOR
• 2000-03-31 Sold (Public Records) $42,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $317 · -0.8% YoY. Source: county tax records.