5342 Sparksville Rd · Columbia, KY 42728

$50,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 39 Days on market

Built 1986 2.18 ac lot

---

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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for peace, privacy and a project? This 1986 mobile home is tucked away in a quiet country setting with access already available and nature all around-just a blank slate wating for the right vision. Whether you're dreaming of an off-grid setup, a rental investment or a place to escape the noise, this property could be the start of something special. Sometimes potential doesn't come polished. Sometimes it comes with elbow grease and a little imagination. Not fancy or perfect. But private peaceful and packed with potential for someone willing to roll up their sleeves. Date believed accurate but not guaranteed. Buyer to verify all data prior to purchase. Water, septic on site. Access to electric. NO TITLE AVAILABLE. Conventional loan/cash purchase only.

Key facts

• Water septic on site
• Access to electric
• 2.18 acre lot

Tags

• QUIET COUNTRY SETTING
• ACCESS TO ELECTRIC
• WATER SEPTIC ON SITE

Property features AI

Finance

• Other: Lot is approximately 2.18 acres; lot features: see remarks
• HOA & community: No association fee

Exterior

• Parking: No designated parking
• Utilities: Utilities listed as other; Propane for heating
• Home design: Single-family residence; Other architectural style; One story; Built in 1986
• Construction: Aluminum siding; Metal roof; 980 above-grade finished area
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms, both on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; No central HVAC units reported
• Interior features: Four total rooms; Three closets; No basement; First-floor primary bedroom
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 2.7% in Columbia — 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 64/100 on livability (#285 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Adair County (town): math 22% / reading 35% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 100 active listings in the ZIP; 1 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adair County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $48,500 (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. 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?
4. 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.
5. 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.
6. 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: 1.90% ✓
• Cap rate: 16.65%
• Cash-on-cash: 37.00%
• DSCR: 2.65
• GRM: 4.4

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: 32.9%
• Equity multiple: 2.38×
• Total profit: $19,387
• Equity at exit: $7,455

10-year hold

• IRR: 39.9%
• Equity multiple: 4.73×
• Total profit: $52,270
• Equity at exit: $4,323

Cash invested: $14,000 (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 42728

• Active inventory: 100
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $432

Break-even live

Break-even rent $402

Max offer price $50,000

Occupancy floor 49%

Sensitivity live

Price	-10% $460	-5% $446	+0% $432	+5% $418	+10% $403
Rent	-10% $357	-5% $394	+0% $432	+5% $469	+10% $507
Rate	-1.0pp $457	-0.5pp $444	base $432	+0.5pp $419	+1.0pp $406

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $50,000 Active 39 DOM
2. 2026-06-18
   days on market $50,000 Active 37 DOM
3. 2026-06-17
   days on market $50,000 Active 36 DOM
4. 2026-06-16
   days on market $50,000 Active 35 DOM
5. 2026-06-15
   days on market $50,000 Active 34 DOM
6. 2026-06-13
   days on market $50,000 Active 32 DOM
7. 2026-06-12
   days on market $50,000 Active 31 DOM
8. 2026-06-09
   days on market $50,000 Active 28 DOM
9. 2026-06-08
   days on market $50,000 Active 27 DOM
10. 2026-06-07
    days on market $50,000 Active 26 DOM
11. 2026-06-07
    days on market $50,000 Active 25 DOM
12. 2026-06-04
    days on market $50,000 Active 22 DOM
13. 2026-06-02
    days on market $50,000 Active 21 DOM
14. 2026-06-01
    days on market $50,000 Active 20 DOM
15. 2026-05-31
    days on market $50,000 Active 19 DOM
16. 2026-05-31
    days on market $50,000 Active 18 DOM
17. 2026-05-12
    listed $50,000 Active

    Show marketing remark (769 chars)

    Looking for peace, privacy and a project? This 1986 mobile home is tucked away in a quiet country setting with access already available and nature all around-just a blank slate wating for the right vision. Whether you're dreaming of an off-grid setup, a rental investment or a place to escape the noise, this property could be the start of something special. Sometimes potential doesn't come polished. Sometimes it comes with elbow grease and a little imagination. Not fancy or perfect. But private peaceful and packed with potential for someone willing to roll up their sleeves. Date believed accurate but not guaranteed. Buyer to verify all data prior to purchase. Water, septic on site. Access to electric. NO TITLE AVAILABLE. Conventional loan/cash purchase only.

18. 2026-05-12
    listed $50,000 Active 769-char remark

    Show marketing remark (769 chars)

    Looking for peace, privacy and a project? This 1986 mobile home is tucked away in a quiet country setting with access already available and nature all around-just a blank slate wating for the right vision. Whether you're dreaming of an off-grid setup, a rental investment or a place to escape the noise, this property could be the start of something special. Sometimes potential doesn't come polished. Sometimes it comes with elbow grease and a little imagination. Not fancy or perfect. But private peaceful and packed with potential for someone willing to roll up their sleeves. Date believed accurate but not guaranteed. Buyer to verify all data prior to purchase. Water, septic on site. Access to electric. NO TITLE AVAILABLE. Conventional loan/cash purchase only.

19. 2023-01-11
    soldstatus $85,000
20. 2023-01-04
    soldstatus $85,000 Closed 654-char remark

    Show marketing remark (654 chars)

    Looking to downsize and be only 20 minutes of Lake Cumberland and about 25 minutes of Green River Lake? This single wide home has recently been renovated by the current owner with a roof, flooring, paint, kitchen cabinets, water heater, central heating/air, laminate flooring, windows and some light fixtures. This home is a 16'x80' having 3 nice size bedrooms, 2 full baths, gorgeous kitchen with double windows that looks out over the front yard. There is also a covered front and back porch for all your late afternoon wild life watching. Property is surrounded by woods which gives you privacy. Don't hesitate properties are selling fast, Call Today!

21. 2022-12-08
    status Active 654-char remark

    Show marketing remark (654 chars)

    Looking to downsize and be only 20 minutes of Lake Cumberland and about 25 minutes of Green River Lake? This single wide home has recently been renovated by the current owner with a roof, flooring, paint, kitchen cabinets, water heater, central heating/air, laminate flooring, windows and some light fixtures. This home is a 16'x80' having 3 nice size bedrooms, 2 full baths, gorgeous kitchen with double windows that looks out over the front yard. There is also a covered front and back porch for all your late afternoon wild life watching. Property is surrounded by woods which gives you privacy. Don't hesitate properties are selling fast, Call Today!

22. 2022-11-08
    historical Active Under Contract 654-char remark

    Show marketing remark (654 chars)

    Looking to downsize and be only 20 minutes of Lake Cumberland and about 25 minutes of Green River Lake? This single wide home has recently been renovated by the current owner with a roof, flooring, paint, kitchen cabinets, water heater, central heating/air, laminate flooring, windows and some light fixtures. This home is a 16'x80' having 3 nice size bedrooms, 2 full baths, gorgeous kitchen with double windows that looks out over the front yard. There is also a covered front and back porch for all your late afternoon wild life watching. Property is surrounded by woods which gives you privacy. Don't hesitate properties are selling fast, Call Today!

23. 2022-10-19
    listed $85,000 Active 654-char remark

    Show marketing remark (654 chars)

    Looking to downsize and be only 20 minutes of Lake Cumberland and about 25 minutes of Green River Lake? This single wide home has recently been renovated by the current owner with a roof, flooring, paint, kitchen cabinets, water heater, central heating/air, laminate flooring, windows and some light fixtures. This home is a 16'x80' having 3 nice size bedrooms, 2 full baths, gorgeous kitchen with double windows that looks out over the front yard. There is also a covered front and back porch for all your late afternoon wild life watching. Property is surrounded by woods which gives you privacy. Don't hesitate properties are selling fast, Call Today!

24. 2009-09-01
    soldstatus $25,000

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $430 · $36/mo
• Expected delta: +$18/yr (+$1/mo · 4.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,378
• − Mortgage interest: −$2,801
• − Property taxes: −$412
• − Insurance: −$250
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,455
• Taxable income: $4,640
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,066/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: Adair County
• NCES district ID: 2100030
• Math proficiency: 22% ▼ -28.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $33,174
• Composite: 23.3/100
• National rank: #7921
• State rank: #124 of 165 in KY

Livability — Columbia

• Score: 64/100
• State rank: #285
• US rank: #13803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,108

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,359 people
• By 2030: 20,856 · +2.4%
• By 2040: 21,678 · +6.5%
• By 2050: 22,107 · +8.6%
• By 2075: 22,740 · +11.7%
• By 2100: 21,840 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Serbian 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -18.5pp toward R · 2008: -52.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+67.1 2016: R+64.6 2012: R+55.0 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.69%
• Current HPI: 169.064
• 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

+100.0% since first listed

8 events — show timeline

• 2026-05-12 Listed $50,000 HKARMLS
• 2026-05-12 Listed $50,000 Metro Search MLS
• 2023-01-11 Sold (Public Records) $85,000 Public Records
• 2023-01-04 Sold (MLS) $85,000 SCKMLSKY
• 2022-12-08 Relisted — SCKMLSKY
• 2022-11-08 Contingent — SCKMLSKY
• 2022-10-19 Listed $85,000 SCKMLSKY
• 2009-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $412 · +2.0% YoY. Source: county tax records.