212 Virginia Cir · Cadiz, KY 42211

$79,900

3 bd · 2.0 ba · 1,216 sqft · Other · 15 Days on market

Built 1999 0.60 ac lot ↓ 16% since listing

---

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 +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile Home for sale. Three bedrooms and two bathrooms. New roof installed on mobile home and both front and back porches. New gravel placed in driveway. Comes with a 14x21 concrete pad and an outdoor building for storage. Mobile Home sits on . 60 acres just outside the city limits of Cadiz, KY. A very nice mobile home with lots of updates. Come check it out! Asking price is $95,000. Please contact Jerry at [phone] for more information.

Key facts

• Low county taxes
• Brand new metal roof
• Outdoor building

Tags

• SPACIOUS 0.60-ACRE LOT
• BRAND NEW METAL ROOF
• FRESHLY GRAVELED DRIVEWAY
• 14X21 CONCRETE PAD
• OUTDOOR BUILDING
• LOW COUNTY TAXES

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Metal siding; Metal roof
• Exterior features: Covered porch/patio; Outbuilding; Rolling slope lot; Gravel road access

Interior

• Kitchen: Microwave; Refrigerator; Cooktop; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.6% in Cadiz — 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 (#354 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.
• Trigg County (town): math 23% / reading 40% proficiency, ranked #90 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trigg County Primary School (516 students, 66% FRL); Trigg County Middle School (math 19% / reading 44%, grade F, #125 of 217 statewide, top 63%, 440 students, 60% FRL); Trigg County High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• Market conditions: 294 active listings in the ZIP; 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Trigg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $78,701 (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: 2.23% ✓
• Cap rate: 20.39%
• Cash-on-cash: 50.33%
• DSCR: 3.24
• GRM: 3.7

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: 48.1%
• Equity multiple: 3.09×
• Total profit: $46,794
• Equity at exit: $11,913

10-year hold

• IRR: 53.7%
• Equity multiple: 6.26×
• Total profit: $117,606
• Equity at exit: $6,908

Cash invested: $22,372 (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 42211

• Active inventory: 294
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $938

Break-even live

Break-even rent $594

Max offer price $79,900

Occupancy floor 42%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 15 DOM
2. 2026-06-18
   days on market $79,900 Active 14 DOM
3. 2026-06-17
   days on market $79,900 Active 13 DOM
4. 2026-06-16
   days on market $79,900 Active 12 DOM
5. 2026-06-15
   days on market $79,900 Active 11 DOM
6. 2026-06-14
   days on market $79,900 Active 9 DOM
7. 2026-06-12
   days on market $79,900 Active 8 DOM
8. 2026-06-09
   days on market $79,900 Active 5 DOM
9. 2026-06-08
   days on market $79,900 Active 4 DOM
10. 2026-06-07
    days on market $79,900 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    pricedays on marketlisting id $79,900 Active 1 DOM
13. 2026-06-03
    days on market $95,000 Active 22 DOM
14. 2026-06-03
    days on market $95,000 Active 21 DOM
15. 2026-06-01
    days on market $95,000 Active 20 DOM
16. 2026-05-31
    days on market $95,000 Active 19 DOM
17. 2026-05-30
    days on market $95,000 Active 18 DOM
18. 2026-05-12
    listed $95,000 Active 447-char remark

    Show marketing remark (447 chars)

    Mobile Home for sale. Three bedrooms and two bathrooms. New roof installed on mobile home and both front and back porches. New gravel placed in driveway. Comes with a 14x21 concrete pad and an outdoor building for storage. Mobile Home sits on . 60 acres just outside the city limits of Cadiz, KY. A very nice mobile home with lots of updates. Come check it out! Asking price is $95,000. Please contact Jerry at [phone] for more information.

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$483/yr (+$40/mo · 236.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $21,382
• − Mortgage interest: −$4,476
• − Property taxes: −$204
• − Insurance: −$400
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$2,324
• Taxable income: $10,558
• Est. tax owed @ 24.0%: −$2,534
• After-tax cash flow: $8,727/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: Trigg County
• NCES district ID: 2105580
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $44,636
• Composite: 26.87/100
• National rank: #7100
• State rank: #90 of 165 in KY

Livability — Cadiz

• Score: 62/100
• State rank: #354
• US rank: #16772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,912

Population outlook (Trigg County) Hauer SSP2

• Today (2025): 14,071 people
• By 2030: 13,950 · -0.9%
• By 2040: 13,575 · -3.5%
• By 2050: 13,065 · -7.1%
• By 2075: 11,990 · -14.8%
• By 2100: 10,802 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 2%

Political lean MEDSL · Trigg

• 2024 margin: Solid R (+52.4) · D 23.2% · R 75.5% · Other 1.3%
• 2008→2024 swing: -22.6pp toward R · 2008: -29.8pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+50.1 2016: R+49.6 2012: R+35.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.15%
• Current HPI: 130.8351
• 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

-15.9% since first listed

2 events — show timeline

• 2026-06-04 Listed $79,900 WKRMLS
• 2026-05-12 Listed $95,000 FSBO.com

Property tax history

-1.2%/yr

Latest (2025): $204 · -0.7% YoY. Source: county tax records.