189 Highland Rd · Jackson, KY 41339

$60,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 61 Days on market

Built 1981 0.25 ac lot

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +2.1/10.0

Listing remarks MLS

1981 singlewide 3 bedrooms, 2 baths, 2 car garage, needs some cosmetic work. Supplies to remodel one of the bathrooms included.

Key facts

• 0.25 acre lot
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#243 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, amenities F.
• Breathitt County (town): math 21% / reading 33% proficiency, ranked #144 of 165 in KY (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 1 units permitted in Breathitt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Breathitt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.99%
• DSCR: 2.07
• GRM: 5.3

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $8,177
• Equity at exit: $8,946

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $30,303
• Equity at exit: $5,188

Cash invested: $16,800 (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 41339

• Home prices YoY: -4.1%
• Active inventory: 30
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $280

Break-even live

Break-even rent $595

Max offer price $60,000

Occupancy floor 66%

Sensitivity live

Price	-10% $322	-5% $301	+0% $280	+5% $260	+10% $239
Rent	-10% $205	-5% $243	+0% $280	+5% $318	+10% $355
Rate	-1.0pp $310	-0.5pp $296	base $280	+0.5pp $265	+1.0pp $249

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $60,000 Active 61 DOM
2. 2026-06-18
   days on market $60,000 Active 59 DOM
3. 2026-06-17
   days on market $60,000 Active 58 DOM
4. 2026-06-16
   days on market $60,000 Active 57 DOM
5. 2026-06-15
   days on market $60,000 Active 56 DOM
6. 2026-06-13
   days on market $60,000 Active 54 DOM
7. 2026-06-12
   days on market $60,000 Active 53 DOM
8. 2026-06-09
   days on market $60,000 Active 50 DOM
9. 2026-06-08
   days on market $60,000 Active 49 DOM
10. 2026-06-07
    days on market $60,000 Active 48 DOM
11. 2026-06-07
    days on market $60,000 Active 47 DOM
12. 2026-06-04
    days on market $60,000 Active 44 DOM
13. 2026-06-02
    days on market $60,000 Active 43 DOM
14. 2026-06-01
    days on market $60,000 Active 42 DOM
15. 2026-05-31
    days on market $60,000 Active 41 DOM
16. 2026-05-31
    days on market $60,000 Active 40 DOM
17. 2026-04-21
    listed $60,000 Active 127-char remark

    Show marketing remark (127 chars)

    1981 singlewide 3 bedrooms, 2 baths, 2 car garage, needs some cosmetic work. Supplies to remodel one of the bathrooms included.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $11,399
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$966
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,745
• Taxable income: $2,603
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $2,739/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: Breathitt County
• NCES district ID: 2100690
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 33% ▼ -17.00%
• Median HH income: $24,324
• Composite: 21.22/100
• National rank: #8408
• State rank: #144 of 165 in KY

Livability — Jackson

• Score: 66/100
• State rank: #243
• US rank: #11866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,563

Population outlook (Breathitt County) Hauer SSP2

• Today (2025): 12,445 people
• By 2030: 11,773 · -5.4%
• By 2040: 10,356 · -16.8%
• By 2050: 8,963 · -28.0%
• By 2075: 6,081 · -51.1%
• By 2100: 4,071 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Other Asian/Pacific 0%

Political lean MEDSL · Breathitt

• 2024 margin: Solid R (+59.3) · D 19.6% · R 78.9% · Other 1.5%
• 2008→2024 swing: -50.1pp toward R · 2008: -9.3pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+52.4 2016: R+42.9 2012: R+35.1 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.81%
• Current HPI: 136.5547
• 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

• 2026-04-21 Listed $60,000 EKAR