97 Buzzard Fork Rd · Buckhorn, KY 41339

$105,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 39 Days on market

Built 2022 Good condition 1.50 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +2.1/10.0
• Schools +2.1/10.0

Listing remarks

Very nice mobile home located on a gorgeous piece of property. The 2022 mobile home is 3 bedroom 2 bath and has been beautifully maintained. It has many charming features such as laminate flooring, covered porch, and breakfast Bar. The property includes 1.5 acres perfect for raising a garden, hunting, or ATV riding. It is located off canoe road approximately 20 miles from Jackson.

Key facts

• Covered porch
• Laminate flooring
• 1.5 acres

Tags

• LAMINATE FLOORING
• COVERED PORCH
• BREAKFAST BAR
• 1.5 ACRES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Private sewer; Electricity connected; Sewer connected; Water connected
• Home design: One-story structure; Other property type
• Construction: Aluminum siding; Shingle roof; Pillar/post/pier foundation; Built area approximately 1,216
• Exterior features: Landscaped lot; Secluded setting with few trees; Rural, trees/woods, mountain(s) and water views

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Laminate; Insulated windows
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Has heating
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Fireplace
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#316 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, amenities F.
• Breathitt County (town): math 21% / reading 33% proficiency, ranked #144 of 165 in KY (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Breathitt County High School (math 18% / reading 37%, grade F, #156 of 254 statewide, top 62%, 763 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 30 active listings in the ZIP; 1 units permitted in Breathitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Breathitt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.1

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,668
• Equity at exit: $15,656

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $3,245
• Equity at exit: $9,078

Cash invested: $29,400 (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 41339

• Home prices YoY: -4.1%
• Active inventory: 30
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $131

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 83%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $105,000 Pending 39 DOM
2. 2026-06-01
   days on market $105,000 Active 39 DOM
3. 2026-05-31
   days on market $105,000 Active 38 DOM
4. 2026-05-31
   days on market $105,000 Active 37 DOM
5. 2026-04-22
   listed $105,000 Active 385-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,009
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,055
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,596/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

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 80. It has been well-maintained and is ready for a new owner. The home has a good roof, exterior, and interior, and the kitchen and bath are modern. The property has a good amount of land for privacy and outdoor activities. The home is move-in ready and would be a great investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ 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: Breathitt County
• NCES district ID: 2100690
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $24,324
• Composite: 21.22/100
• National rank: #8408
• State rank: #144 of 165 in KY

Livability — Buckhorn

• Score: 63/100
• State rank: #316
• US rank: #15123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,563

Population outlook (Breathitt County) Hauer SSP2

• Today (2025): 12,445 people
• By 2030: 11,773 · -5.4%
• By 2040: 10,356 · -16.8%
• By 2050: 8,963 · -28.0%
• By 2075: 6,081 · -51.1%
• By 2100: 4,071 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Other Asian/Pacific 0%

Political lean MEDSL · Breathitt

• 2024 margin: Solid R (+59.3) · D 19.6% · R 78.9% · Other 1.5%
• 2008→2024 swing: -50.1pp toward R · 2008: -9.3pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+52.4 2016: R+42.9 2012: R+35.1 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.81%
• Current HPI: 136.5547
• 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

2 events — show timeline

• 2026-06-01 Pending — ImagineMLS
• 2026-04-22 Listed $105,000 ImagineMLS