299 -301 Hideaway Hls · Owenton, KY 40359

$115,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 18 Days on market

Fair condition 1.21 ac lot $44/mo HOA · 5% of rent

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks

3 bedroom, 2 bath home that sits on a corner lot with 2 additional lots in Hide-A-Way Hills. Home has a large family room, laundry room off of the kitchen, large primary bedroom with large garden tub and separate shower, large 2 car garage and breezeway between the home and the garage, complete with a wraparound deck overlooking the large, wooded lots. HOA membership required and gives you access to the swimming pool, clubhouse, tennis courts, volleyball and access to the boat dock.

Key facts

• Large family room
• Breezeway
• Wooded lots

Tags

• CORNER LOT
• LARGE FAMILY ROOM
• LAUNDRY ROOM
• BREEZEWAY
• WRAPAROUND DECK
• WOODED LOTS

Property features AI

Finance

• Other: Lot about 1.214 acres
• HOA & community: Has association with annual fee

Exterior

• Parking: Attached garage; Driveway; Has garage
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Manufactured house; One level
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Built area approximately 1,620
• Exterior features: Few trees on lot; Public water

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 2 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Fireplace; Refrigerator, Range
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (17.8% below list).
• Recommended offer: $95k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 1.4% in Owenton — 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 62/100 on livability (#355 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Owen County (rural): math 24% / reading 32% proficiency, ranked #120 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Owen County Elementary/Primary School (math 27% / reading 35%, grade F, #378 of 676 statewide, top 57%, 690 students, 62% FRL); Maurice Bowling Middle School (math 22% / reading 33%, grade F, #168 of 217 statewide, top 78%, 484 students, 62% FRL); Owen County High School (math 27% / reading 27%, grade F, #158 of 254 statewide, top 68%, 558 students, 53% FRL).
• Market conditions: 103 active listings in the ZIP; 18 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Owen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,534 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $230,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2755 Davis Lake Rd	0.26mi	3/2.0	1,458 (-10%)	0mo	$165,000	$113	71
3105 Lots 245-249 Rd	0.39mi	3/2.0	1,728 (+7%)	0mo	$245,000	$142	70

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.76×
• Total profit: $56,819
• Equity at exit: $103,601

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $172,008
• Equity at exit: $223,420

Cash invested: $32,200 (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 40359

• Home prices YoY: 8.3%
• Active inventory: 103
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$44
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $-92

Break-even live

Break-even rent $1,062

Max offer price $101,699

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-52	+0% $-92	+5% $-132	+10% $-171
Rent	-10% $-167	-5% $-129	+0% $-92	+5% $-55	+10% $-17
Rate	-1.0pp $-34	-0.5pp $-63	base $-92	+0.5pp $-122	+1.0pp $-152

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-22
   days on market $115,000 Active 18 DOM
2. 2026-06-19
   days on market $115,000 Active 15 DOM
3. 2026-06-18
   days on market $115,000 Active 14 DOM
4. 2026-06-17
   days on market $115,000 Active 13 DOM
5. 2026-06-16
   days on market $115,000 Active 12 DOM
6. 2026-06-15
   days on market $115,000 Active 11 DOM
7. 2026-06-14
   days on market $115,000 Active 9 DOM
8. 2026-06-12
   days on market $115,000 Active 8 DOM
9. 2026-06-09
   days on market $115,000 Active 5 DOM
10. 2026-06-08
    days on market $115,000 Active 4 DOM
11. 2026-06-07
    days on market $115,000 Active 3 DOM
12. 2026-06-05
    remarks 487-char remark
13. 2026-06-05
    listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,344
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$908
• − Management: −$908
• − HOA: −$528
• − Depreciation: −$3,345
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $-362/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

The home is in fair condition with some repairs and maintenance needed. The roof, exterior siding, flooring, interior walls and paint, windows, and landscaping are in poor condition. The home has a large family room, laundry room off of the kitchen, large primary bedroom with a garden tub and separate shower, and a large 2 car garage and breezeway. The home is located on a corner lot with 2 additional lots in Hide-A-Way Hills and has access to a swimming pool, clubhouse, tennis courts, volleyball, and access to a boat dock.

Repairs flagged

• Major roof — The independent image shows a large roof footprint, but no specific details about the condition of the roof are visible in the listing photos. The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The independent image shows the exterior siding, but no specific details about the condition of the siding are visible in the listing photos. The exterior siding appears to be in fair condition, with some discoloration and wear visible.
• Major flooring — The independent image shows the interior flooring, but no specific details about the condition of the flooring are visible in the listing photos. The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls/paint — The independent image shows the interior walls and paint, but no specific details about the condition of the walls and paint are visible in the listing photos. The interior walls and paint appear to be in poor condition, with visible wear and tear.
• Moderate windows — The independent image shows the windows, but no specific details about the condition of the windows are visible in the listing photos. The windows appear to be in fair condition, with some discoloration and wear visible.
• Major landscaping — The independent image shows the landscaping, but no specific details about the condition of the landscaping are visible in the listing photos. The landscaping appears to be in poor condition, with some overgrown vegetation and lack of maintenance visible.

Value-add opportunities

• Resale paint interior walls and ceiling — Painting the interior walls and ceiling can improve the appearance of the home and make it more appealing to potential buyers.
• Resale repair and replace roof — Repairing and replacing the roof can improve the overall condition of the home and make it more appealing to potential buyers.
• Resale repair and replace exterior siding — Repairing and replacing the exterior siding can improve the appearance of the home and make it more appealing to potential buyers.
• Resale repair and replace flooring — Repairing and replacing the flooring can improve the appearance of the home and make it more appealing to potential buyers.
• Resale repair and replace windows — Repairing and replacing the windows can improve the appearance of the home and make it more appealing to potential buyers.
• Resale landscape and maintain yard — Landscape and maintain the yard can improve the appearance of the home and make it more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows a large roof footprint, but no specific details about the condition of the roof are visible in the listing photos. The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The independent image shows the exterior siding, but no specific details about the condition of the siding are visible in the listing photos. The exterior siding appears to be in fair condition, with some discoloration and wear visible.	Moderate	$3,000–15,000
flooring · The independent image shows the interior flooring, but no specific details about the condition of the flooring are visible in the listing photos. The flooring appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls/paint · The independent image shows the interior walls and paint, but no specific details about the condition of the walls and paint are visible in the listing photos. The interior walls and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
windows · The independent image shows the windows, but no specific details about the condition of the windows are visible in the listing photos. The windows appear to be in fair condition, with some discoloration and wear visible.	Moderate	$3,000–15,000
landscaping · The independent image shows the landscaping, but no specific details about the condition of the landscaping are visible in the listing photos. The landscaping appears to be in poor condition, with some overgrown vegetation and lack of maintenance visible.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Resale paint interior walls and ceiling — Painting the interior walls and ceiling can improve the appearance of the home and make it more appealing to potential buyers. ↑
• Resale repair and replace roof — Repairing and replacing the roof can improve the overall condition of the home and make it more appealing to potential buyers. ↑
• Resale repair and replace exterior siding — Repairing and replacing the exterior siding can improve the appearance of the home and make it more appealing to potential buyers. ↑
• Resale repair and replace flooring — Repairing and replacing the flooring can improve the appearance of the home and make it more appealing to potential buyers. ↑
• Resale repair and replace windows — Repairing and replacing the windows can improve the appearance of the home and make it more appealing to potential buyers. ↑
• Resale landscape and maintain yard — Landscape and maintain the yard can improve the appearance of the home and make it more appealing to potential buyers. ↑

ⓘ 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: Owen County
• NCES district ID: 2104560
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 32% ▼ -18.00%
• Median HH income: $42,943
• Composite: 23.84/100
• National rank: #7804
• State rank: #120 of 165 in KY

Livability — Owenton

• Score: 62/100
• State rank: #355
• US rank: #16856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,222

Population outlook (Owen County) Hauer SSP2

• Today (2025): 10,496 people
• By 2030: 10,251 · -2.3%
• By 2040: 9,650 · -8.1%
• By 2050: 8,984 · -14.4%
• By 2075: 7,589 · -27.7%
• By 2100: 6,380 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+62.7) · D 18.0% · R 80.7% · Other 1.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -26.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.5 2016: R+53.7 2012: R+32.3 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.56%
• Current HPI: 215.21
• 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

• 2026-06-04 Listed $115,000 ImagineMLS