67 Stevenson Loop · Leitchfield, KY 42754

$135,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 13 Days on market

Built 1984 0.47 ac lot

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Why this score? — see what drove the C 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Summer is getting close! This 2 bed 1 bath waterview 980sqft home is located on Rough River Lake. Selling fully furnished with furniture and appliances, laminate hardwood flooring and vinyl, well or county water available, central HVAC, large covered back deck, detached garage/out building, fire pit, grape vines, new metal roof and much more!! Quiet, clean, peaceful community! Easement to the water and dock area! This lot also already has a dock in place that is transferable with COE approval. Also includes an electric golf cart and a push mower. What more could you ask for?? This is perfect for those weekend get-a-ways from city life with NO RESTRICTIONS!!! It will not last!!

Key facts

• Covered back deck
• Nearby boat ramp
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL FARMHOUSE SINK
• COVERED BACK DECK
• SCREENED IN FRONT PORCH
• GOLF CART PATH TO THE DOCK
• NEARBY BOAT RAMP

Property features AI

Finance

• Other: Lot is approximately 0.47 acres, cleared, level, irregular with easement; Subdivision: GARLAND MERCER; Directions: From S Hwy 259 turn onto Lee Miller Rd. Follow until you reach the "Y" and veer left. Right onto Stevenson Loop. Property on left.
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; One HVAC unit
• Home design: Single-family ranch-style home; One story; Built in 1984
• Construction: Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Boat slip

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Two bedrooms on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Four total rooms; Two closets; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/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 $129k (4.8% below list).
• Recommended offer: $129k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.3% in Leitchfield — 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 71/100 on livability (#144 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Breckinridge County (rural): math 31% / reading 43% proficiency, ranked #51 of 165 in KY (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago 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.
• Current owner paid $31k; list at $135k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,538 (4.8% 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. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.8

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,917
• Equity at exit: $20,129

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $10,900
• Equity at exit: $11,672

Cash invested: $37,800 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 180
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $220

Break-even live

Break-even rent $1,007

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $135,000 Active 13 DOM
2. 2026-06-17
   days on market $135,000 Active 12 DOM
3. 2026-06-16
   days on market $135,000 Active 11 DOM
4. 2026-06-15
   days on market $135,000 Active 10 DOM
5. 2026-06-13
   days on market $135,000 Active 8 DOM
6. 2026-06-12
   days on market $135,000 Active 7 DOM
7. 2026-06-09
   days on market $135,000 Active 4 DOM
8. 2026-06-08
   days on market $135,000 Active 3 DOM
9. 2026-06-07
   days on market $135,000 Active 2 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $135,000 Active 1 DOM

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$788/yr (+$66/mo · 211.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,425
• − Mortgage interest: −$7,562
• − Property taxes: −$373
• − Insurance: −$675
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,927
• Taxable income: $420
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $2,542/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: Breckinridge County
• NCES district ID: 2100720
• Math proficiency: 31% ▼ -23.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $42,042
• Composite: 31.2/100
• National rank: #6041
• State rank: #51 of 165 in KY

Livability — Leitchfield

• Score: 71/100
• State rank: #144
• US rank: #6810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 283.0264
• 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

+246.2% since first listed

9 events — show timeline

• 2026-06-05 Listed $135,000 Metro Search MLS
• 2025-11-30 Listing Removed — Metro Search MLS
• 2025-10-01 Price Changed $132,000 Metro Search MLS
• 2025-07-29 Relisted — Metro Search MLS
• 2025-07-11 Contingent — Metro Search MLS
• 2025-07-03 Price Changed $134,000 Metro Search MLS
• 2025-04-30 Listed $139,900 Metro Search MLS
• 2015-06-09 Sold (MLS) $31,000 Metro Search MLS
• 2015-03-21 Listed $39,000 Metro Search MLS

Property tax history

+1.4%/yr

Latest (2025): $373 · +4.8% YoY. Source: county tax records.