13 Taylor Ln · Dry Ridge, KY 41035

$45,000

3 bd · 1.0 ba · 980 sqft · Other · 26 Days on market

Built 1991

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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
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Yes, this is indeed a mobile home, remodeled better than most new mobile homes. It is located in Brookfield point mobile home park in Dry Ridge. - 3 Bedrooms - 1 bathroom - new waterproof vinyl floorings - new front and back door - new bathroom - new 50gal water heater - new kitchen, butcher block countertops - repainted exterior You will not find another home like this one, Home prices are way expensive right now, this would be an amazing opportunity for somebody wanting to start off somewhere with their own home. New mobile homes that are very basically are 70k +, LAST 5 photos are AI generated to give an idea of the layout. Give me a call my names Jesse [phone]

Key facts

• Remodeled
• New kitchen
• New bathroom

Tags

• REMODELED
• NEW WATERPROOF VINYL FLOORINGS
• NEW FRONT AND BACK DOOR
• NEW BATHROOM
• NEW 50GAL WATER HEATER
• NEW KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#217 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• Grant County (town): math 25% / reading 33% proficiency, ranked #112 of 165 in KY (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 102 active listings in the ZIP; 108 units permitted in Grant County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Grant County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,325 (1.5% 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: 1.95% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.17%
• DSCR: 2.79
• 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: 36.5%
• Equity multiple: 2.55×
• Total profit: $19,563
• Equity at exit: $6,710

10-year hold

• IRR: 43.2%
• Equity multiple: 5.09×
• Total profit: $51,584
• Equity at exit: $3,891

Cash invested: $12,600 (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 41035

• Home prices YoY: -4.8%
• Active inventory: 102
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $422

Break-even live

Break-even rent $344

Max offer price $45,000

Occupancy floor 47%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 26 DOM
2. 2026-06-17
   days on market $45,000 Active 25 DOM
3. 2026-06-16
   days on market $45,000 Active 24 DOM
4. 2026-06-15
   days on market $45,000 Active 23 DOM
5. 2026-06-13
   days on market $45,000 Active 21 DOM
6. 2026-06-12
   days on market $45,000 Active 20 DOM
7. 2026-06-09
   days on market $45,000 Active 17 DOM
8. 2026-06-08
   days on market $45,000 Active 16 DOM
9. 2026-06-07
   days on market $45,000 Active 15 DOM
10. 2026-06-07
    days on market $45,000 Active 14 DOM
11. 2026-06-04
    days on market $45,000 Active 11 DOM
12. 2026-06-02
    days on market $45,000 Active 10 DOM
13. 2026-06-01
    days on market $45,000 Active 9 DOM
14. 2026-05-31
    days on market $45,000 Active 8 DOM
15. 2026-05-31
    days on market $45,000 Active 7 DOM
16. 2026-05-24
    listed $45,000 Active

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $387 · $32/mo
• Expected delta: +$185/yr (+$15/mo · 91.5%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,533
• − Mortgage interest: −$2,521
• − Property taxes: −$202
• − Insurance: −$225
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$1,309
• Taxable income: $4,590
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $3,960/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: Grant County
• NCES district ID: 2102250
• Math proficiency: 25% ▼ -13.00%
• Reading proficiency: 33% ▼ -15.00%
• Median HH income: $45,109
• Composite: 24.88/100
• National rank: #7583
• State rank: #112 of 165 in KY

Livability — Dry Ridge

• Score: 67/100
• State rank: #217
• US rank: #10564

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): 11,220

Population outlook (Grant County) Hauer SSP2

• Today (2025): 24,179 people
• By 2030: 23,562 · -2.6%
• By 2040: 22,208 · -8.2%
• By 2050: 20,603 · -14.8%
• By 2075: 17,187 · -28.9%
• By 2100: 14,433 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Romanian 2% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+64.8) · D 16.9% · R 81.7% · Other 1.3%
• 2008→2024 swing: -37.4pp toward R · 2008: -27.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.7 2016: R+56.1 2012: R+33.2 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.34%
• Current HPI: 263.3414
• 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

1 event — show timeline

• 2026-05-24 Listed $45,000 FSBO.com

Property tax history

+7.7%/yr

Latest (2025): $202 · -0.5% YoY. Source: county tax records.