301 Lewis Ave · Liberty, KY 42539

$95,000

3 bd · 2.0 ba · 1,120 sqft · Other · 46 Days on market

Built 1991 1.02 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 +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment opportunity in Liberty, KY! This 3-bedroom, 2-bath 1991 mobile home sits on 1.02 acres. Property would be ideal for investors, flippers, or buyers looking for a project. One bedroom is currently unfinished, offering the opportunity to add value with improvements. Spacious lot provides room for outdoor use, expansion, or rental potential. Located in a residential area with easy access to town. Seller will remove the pool prior to closing. Priced at $95,000 great potential for the right buyer!

Key facts

• Outdoor use
• Easy access to town
• Spacious lot

Tags

• UNFINISHED BEDROOM
• SPACIOUS LOT
• OUTDOOR USE
• EASY ACCESS TO TOWN

Property features AI

Finance

• Other: Lot size about 1.02 acres (public records)

Exterior

• Parking: Driveway
• Utilities: Septic tank; Electricity available; Sewer available; Water available
• Home design: Manufactured house; Single-story
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built area approximately 1,120
• Exterior features: Wire fencing; Public water available; Not waterfront; No notable view

Interior

• Kitchen: Refrigerator; Cooktop; Range
• Bedrooms: Details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Eat-in kitchen; Seven total rooms; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.7% in Liberty — 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 68/100 on livability (#185 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Casey County (rural): math 39% / reading 41% proficiency, ranked #39 of 165 in KY (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walnut Hill Elementary School (math 47% / reading 37%, grade F, #178 of 676 statewide, top 29%, 394 students, 68% FRL); Casey County Middle School (math 32% / reading 42%, grade F, #80 of 217 statewide, top 41%, 513 students, 68% FRL); Casey County High School (math 47% / reading 42%, grade F, #21 of 254 statewide, top 10%, 607 students, 62% FRL).
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Casey County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $95k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 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?
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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.0%
• Equity multiple: 3.21×
• Total profit: $58,910
• Equity at exit: $85,584

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $167,882
• Equity at exit: $184,564

Cash invested: $26,600 (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 42539

• Home prices YoY: 4.8%
• Active inventory: 33
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $112

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 83%

Sensitivity live

Price	-10% $178	-5% $145	+0% $112	+5% $80	+10% $47
Rent	-10% $35	-5% $74	+0% $112	+5% $151	+10% $189
Rate	-1.0pp $160	-0.5pp $137	base $112	+0.5pp $88	+1.0pp $63

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $95,000 Active 46 DOM
2. 2026-06-18
   days on market $95,000 Active 44 DOM
3. 2026-06-17
   days on market $95,000 Active 43 DOM
4. 2026-06-16
   days on market $95,000 Active 42 DOM
5. 2026-06-15
   days on market $95,000 Active 41 DOM
6. 2026-06-13
   days on market $95,000 Active 39 DOM
7. 2026-06-12
   days on market $95,000 Active 38 DOM
8. 2026-06-09
   days on market $95,000 Active 35 DOM
9. 2026-06-08
   days on market $95,000 Active 34 DOM
10. 2026-06-07
    days on market $95,000 Active 33 DOM
11. 2026-06-07
    days on market $95,000 Active 32 DOM
12. 2026-06-04
    days on market $95,000 Active 29 DOM
13. 2026-06-02
    days on market $95,000 Active 28 DOM
14. 2026-06-01
    days on market $95,000 Active 27 DOM
15. 2026-05-31
    days on market $95,000 Active 26 DOM
16. 2026-05-31
    days on market $95,000 Active 25 DOM
17. 2026-05-04
    listed $95,000 Active
18. 2020-06-26
    soldstatus $40,000
19. 2019-09-02
    soldstatus $16,000

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,679
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,764
• Taxable loss: −$175
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,390/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: Casey County
• NCES district ID: 2101050
• Math proficiency: 39% ▼ -18.00%
• Reading proficiency: 41% ▼ -20.00%
• Median HH income: $30,133
• Composite: 32.59/100
• National rank: #5675
• State rank: #39 of 165 in KY

Livability — Liberty

• Score: 68/100
• State rank: #185
• US rank: #9229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,406

Population outlook (Casey County) Hauer SSP2

• Today (2025): 15,212 people
• By 2030: 14,709 · -3.3%
• By 2040: 13,684 · -10.0%
• By 2050: 12,709 · -16.5%
• By 2075: 10,716 · -29.6%
• By 2100: 9,141 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 2%

Political lean MEDSL · Casey

• 2024 margin: Solid R (+76.4) · D 11.4% · R 87.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -58.1pp · 2024: -76.4pp
• All cycles: 2024: R+76.4 2020: R+73.4 2016: R+73.2 2012: R+62.7 2008: R+58.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.68%
• Current HPI: 235.5807
• 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

+493.8% since first listed

3 events — show timeline

• 2026-05-04 Listed $95,000 ImagineMLS
• 2020-06-26 Sold (Public Records) $40,000 Public Records
• 2019-09-02 Sold (Public Records) $16,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $166 · -1.3% YoY. Source: county tax records.