29 6th St · Hardin, KY 42048

$115,000

3 bd · 2.0 ba · 1,344 sqft · Other public records · 86 Days on market

Built 1980 0.33 ac lot $86/sqft · 26% below area Est $155k · 26% under ↓ 8% since listing

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6th St, where small-town charm meets everyday convenience! This recently renovated manufactured home is just minutes from Kentucky Lake, Benton & Murray. Step inside to find a functional layout designed for relaxing & entertaining. The vinyl tilt windows allow for the living spaces to be filled with natural light, creating an inviting floor plan. The kitchen offers plenty of cabinetry & countertop space with matching appliances. Enjoy the eat-in dining area along with outdoor access to the back deck. The split floor plan offers the primary bed & bath at one end of the home & the two other bedrooms & hall bath at the other end. The laundry area is right off of the kitchen. Other updated features include luxury vinyl plank flooring, fresh neutral paint throughout & light fixtures. Outside you will enjoy the covered front porch, grilling out on the back deck & additional storage with the outbuilding. Not on a permanent foundation & manufactured home does not have a title.

Key facts

• Vinyl tilt windows
• Split floor plan
• Outdoor access

Tags

• RECENTLY RENOVATED
• FUNCTIONAL LAYOUT
• VINYL TILT WINDOWS
• PLENTY OF CABINETRY
• OUTDOOR ACCESS
• SPLIT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $109k (5.1% below list).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Hardin — 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 54/100 on livability (#476 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Marshall County (rural): math 29% / reading 38% proficiency, ranked #73 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

• ARV (median comp): $155,314
• List price: $115,000
• Delta: -25.96%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,484
• Equity at exit: $17,147

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $9,833
• Equity at exit: $9,943

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 42048

• Home prices YoY: -30.6%
• Active inventory: 26
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $192

Break-even live

Break-even rent $849

Max offer price $115,000

Occupancy floor 77%

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: —

Listing history 17 events

1. 2026-06-19
   days on market $115,000 Active 86 DOM
2. 2026-06-18
   days on market $115,000 Active 85 DOM
3. 2026-06-17
   days on market $115,000 Active 84 DOM
4. 2026-06-16
   days on market $115,000 Active 83 DOM
5. 2026-06-15
   days on market $115,000 Active 82 DOM
6. 2026-06-14
   days on market $115,000 Active 80 DOM
7. 2026-06-12
   pricedays on market $115,000 Active 79 DOM
8. 2026-06-09
   days on market $119,900 Active 76 DOM
9. 2026-06-08
   days on market $119,900 Active 75 DOM
10. 2026-06-07
    days on market $119,900 Active 74 DOM
11. 2026-06-03
    days on market $119,900 Active 70 DOM
12. 2026-06-02
    days on market $119,900 Active 69 DOM
13. 2026-06-01
    days on market $119,900 Active 68 DOM
14. 2026-05-31
    days on market $119,900 Active 67 DOM
15. 2026-05-30
    days on market $119,900 Active 66 DOM
16. 2026-04-21
    price $119,900 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to 6th St, where small-town charm meets everyday convenience! This recently renovated manufactured home is just minutes from Kentucky Lake, Benton & Murray. Step inside to find a functional layout designed for relaxing & entertaining. The vinyl tilt windows allow for the living spaces to be filled with natural light, creating an inviting floor plan. The kitchen offers plenty of cabinetry & countertop space with matching appliances. Enjoy the eat-in dining area along with outdoor access to the back deck. The split floor plan offers the primary bed & bath at one end of the home & the two other bedrooms & hall bath at the other end. The laundry area is right off of the kitchen. Other updated features include luxury vinyl plank flooring, fresh neutral paint throughout & light fixtures. Outside you will enjoy the covered front porch, grilling out on the back deck & additional storage with the outbuilding. Not on a permanent foundation & manufactured home does not have a title.

17. 2026-03-25
    listed $129,900 Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to 6th St, where small-town charm meets everyday convenience! This recently renovated manufactured home is just minutes from Kentucky Lake, Benton & Murray. Step inside to find a functional layout designed for relaxing & entertaining. The vinyl tilt windows allow for the living spaces to be filled with natural light, creating an inviting floor plan. The kitchen offers plenty of cabinetry & countertop space with matching appliances. Enjoy the eat-in dining area along with outdoor access to the back deck. The split floor plan offers the primary bed & bath at one end of the home & the two other bedrooms & hall bath at the other end. The laundry area is right off of the kitchen. Other updated features include luxury vinyl plank flooring, fresh neutral paint throughout & light fixtures. Outside you will enjoy the covered front porch, grilling out on the back deck & additional storage with the outbuilding. Not on a permanent foundation & manufactured home does not have a title.

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$757/yr (+$63/mo · 325.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $13,095
• − Mortgage interest: −$6,442
• − Property taxes: −$232
• − Insurance: −$575
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,345
• Taxable income: $405
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $2,203/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: Marshall County
• NCES district ID: 2103810
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $45,324
• Composite: 28.62/100
• National rank: #6710
• State rank: #73 of 165 in KY

Livability — Hardin

• Score: 54/100
• State rank: #476
• US rank: #23849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardin, KY
• Population (ZIP): 1,838

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,647 people
• By 2030: 30,276 · -1.2%
• By 2040: 29,232 · -4.6%
• By 2050: 27,940 · -8.8%
• By 2075: 25,289 · -17.5%
• By 2100: 21,188 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 4% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -32.0pp toward R · 2008: -24.7pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.4 2016: R+51.9 2012: R+34.2 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.61%
• Current HPI: 121.572
• 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

-7.7% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $119,900 WKRMLS
• 2026-03-25 Listed $129,900 WKRMLS

Property tax history

+1.1%/yr

Latest (2025): $232 · -1.4% YoY. Source: county tax records.