221 Phillips Ln · Junction City, KY 40440

$129,900

2 bd · 1.0 ba · 924 sqft · Other public records · 49 Days on market

Built 1986 1.00 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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable country living on a full acre! This property features a fenced lot, two storage buildings, and a home tucked away on a quiet dead-end road. Inside, you'll find updated vinyl plank flooring in the kitchen and bathroom. With a little vison, this could be the perfect starter, rental, or investment opportunity.

Key facts

• Storage buildings
• Quiet dead-end road
• Fenced lot

Tags

• FENCED LOT
• STORAGE BUILDINGS
• QUIET DEAD-END ROAD
• UPDATED VINYL PLANK FLOORING

Property features AI

Finance

• Other: Lot size 1.0 acre (per public records); Parcel number 037-000-129

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity connected; Natural gas connected
• Home design: Manufactured house; Rural subdivision
• Construction: Aluminum siding; Metal roof; Pillar/Post/Pier foundation; Built area approximately 924
• Exterior features: Shed(s); Fenced (other)

Interior

• Kitchen: Includes refrigerator and range
• Bedrooms: 2 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and natural gas heating; Central air; Heat pump cooling
• Interior features: Refrigerator; Range; Electric dryer hookup; Washer hookup
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.2% in Junction City — 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 (#344 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Boyle County (town): math 49% / reading 57% proficiency, ranked #7 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Junction City Elementary School (math 37% / reading 47%, grade F, #178 of 676 statewide, top 29%, 420 students, 63% FRL); Boyle County Middle School (math 52% / reading 58%, grade B-, #9 of 217 statewide, top 5%, 679 students, 50% FRL); Boyle County High School (math 42% / reading 57%, grade D, #13 of 254 statewide, top 5%, 884 students, 45% FRL) — zoned schools average 53% FRL vs 38% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 85 units permitted in Boyle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Boyle County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $130k implies a 1199% gain — meaningful room to come down on a strong offer.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.1

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $90,488
• Equity at exit: $117,024

10-year hold

• IRR: 27.4%
• Equity multiple: 7.90×
• Total profit: $251,011
• Equity at exit: $252,367

Cash invested: $36,372 (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 40440

• Home prices YoY: 15.9%
• Active inventory: 15
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $310

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 49 DOM
2. 2026-06-18
   days on market $129,900 Active 48 DOM
3. 2026-06-17
   days on market $129,900 Active 47 DOM
4. 2026-06-16
   days on market $129,900 Active 46 DOM
5. 2026-06-15
   days on market $129,900 Active 45 DOM
6. 2026-06-14
   days on market $129,900 Active 43 DOM
7. 2026-06-12
   days on market $129,900 Active 42 DOM
8. 2026-06-09
   days on market $129,900 Active 39 DOM
9. 2026-06-08
   days on market $129,900 Active 38 DOM
10. 2026-06-07
    days on market $129,900 Active 37 DOM
11. 2026-06-07
    days on market $129,900 Active 36 DOM
12. 2026-06-03
    days on market $129,900 Active 33 DOM
13. 2026-06-02
    days on market $129,900 Active 32 DOM
14. 2026-06-01
    days on market $129,900 Active 31 DOM
15. 2026-05-31
    days on market $129,900 Active 30 DOM
16. 2026-05-30
    days on market $129,900 Active 29 DOM
17. 2026-04-30
    listed $139,900 Active
18. 1991-08-01
    soldstatus $10,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,339
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$3,779
• Taxable income: $1,751
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,295/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: Boyle County
• NCES district ID: 2100630
• Math proficiency: 49% ▼ -18.00%
• Reading proficiency: 57% ▼ -18.00%
• Median HH income: $48,352
• Composite: 45.09/100
• National rank: #2692
• State rank: #7 of 165 in KY

Livability — Junction City

• Score: 62/100
• State rank: #344
• US rank: #16311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,301

Population outlook (Boyle County) Hauer SSP2

• Today (2025): 31,908 people
• By 2030: 32,875 · +3.0%
• By 2040: 34,549 · +8.3%
• By 2050: 36,095 · +13.1%
• By 2075: 39,800 · +24.7%
• By 2100: 40,157 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 3% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Arabic 1%

Political lean MEDSL · Boyle

• 2024 margin: Strong R (+29.0) · D 34.7% · R 63.7% · Other 1.5%
• 2008→2024 swing: -5.8pp toward R · 2008: -23.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+24.7 2016: R+29.1 2012: R+26.1 2008: R+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 44.65%
• Current HPI: 324.7562
• 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

+1299.0% since first listed

2 events — show timeline

• 2026-04-30 Listed $139,900 ImagineMLS
• 1991-08-01 Sold (Public Records) $10,000 Public Records