71 Democrat Hl · Olive Hill, KY 41164

$159,900

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 16 Days on market

Built 2004 0.50 ac lot Est $217k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Appreciation +5.5/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Spacious Doublewide on permanent foundation, located near the city of Olive Hill. Very well maintained home that offers 3 bedrooms, 2 baths, large kitchen with separate dining area, patio doors that leads to rear deck (11x28), gorgeous front door, nice workshop with electric, heat & air. Call today for a showing.

Key facts

• 5 acre lot
• 3 outbuildings
• Front porch

Tags

• 5 ACRE LOT
• 3 OUTBUILDINGS
• 16X20 FACE BLOCK
• FRONT PORCH
• BACK PORCH
• CONCRETE PATIO

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank
• Home design: Manufactured home (residential); Single-story (above grade finished area listed); Facing direction not specified
• Construction: Vinyl siding; Metal roof; Block foundation; Built area above grade listed
• Exterior features: Deck; Patio; Porch; Shed(s); Cleared, rolling lot; Nearby water bodies: Carter Caves, Cave Run, Grayson Lake, Greenbo Lake

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Heat pump
• Interior features: Dishwasher; Microwave; Electric range; Refrigerator; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (27.8% below list).
• Recommended offer: $115k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Olive Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#160 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olive Hill Elementary School (math 32% / reading 47%, grade F, #208 of 676 statewide, top 34%, 381 students, 65% FRL); West Carter Middle School (math 23% / reading 43%, grade F, #112 of 217 statewide, top 53%, 366 students, 65% FRL); West Carter County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 522 students, 59% FRL).
• Market conditions: 49 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $95k; list at $160k implies a 68% 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 $115,497 (27.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.72% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $217,088
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Apple Avenue Ave	0.29mi	4/2.0 (+1)	2,008 (-2%)	3mo	$275,000	$137	76
107 Wildcat Dr	0.61mi	3/2.0	1,960 (-4%)	14mo	$159,900	$82	52
369 Mills Branch Rd	0.72mi	3/2.0	1,800 (-12%)	8mo	$189,900	$106	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $987
• Equity at exit: $54,405

10-year hold

• IRR: 5.2%
• Equity multiple: 1.63×
• Total profit: $28,084
• Equity at exit: $72,159

Cash invested: $44,772 (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 41164

• Home prices YoY: 0.3%
• Active inventory: 49
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-27

Break-even live

Break-even rent $1,190

Max offer price $155,052

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $18	+0% $-27	+5% $-73	+10% $-118
Rent	-10% $-119	-5% $-73	+0% $-27	+5% $18	+10% $64
Rate	-1.0pp $53	-0.5pp $13	base $-27	+0.5pp $-69	+1.0pp $-111

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-08
   days on market $159,900 Active 16 DOM
2. 2026-06-07
   days on market $159,900 Active 15 DOM
3. 2026-06-05
   days on market $159,900 Active 12 DOM
4. 2026-06-03
   days on market $159,900 Active 11 DOM
5. 2026-06-02
   days on market $159,900 Active 10 DOM
6. 2026-06-01
   days on market $159,900 Active 9 DOM
7. 2026-05-31
   days on market $159,900 Active 8 DOM
8. 2026-05-31
   days on market $159,900 Active 7 DOM
9. 2026-05-23
   listed $159,900 Active
10. 2018-06-04
    soldstatus $94,900
11. 2018-06-01
    soldstatus $96,940 320-char remark

    Show marketing remark (320 chars)

    Spacious Doublewide on permanent foundation, located near the city of Olive Hill. Very well maintained home that offers 3 bedrooms, 2 baths, large kitchen with separate dining area, patio doors that leads to rear deck (11x28), gorgeous front door, nice workshop with electric, heat & air. Call today for a showing.

12. 2018-03-01
    listed $94,900 320-char remark

    Show marketing remark (320 chars)

    Spacious Doublewide on permanent foundation, located near the city of Olive Hill. Very well maintained home that offers 3 bedrooms, 2 baths, large kitchen with separate dining area, patio doors that leads to rear deck (11x28), gorgeous front door, nice workshop with electric, heat & air. Call today for a showing.

13. 2016-10-15
    soldstatus $85,000 1002-char remark

    Show marketing remark (1002 chars)

    Talk about "move-in ready" Spacious Double-wide home on a permanent foundation located close to town. This beautiful home is sitting on @ 1/2 acre which includes an extra lot w/ older home that can be torn down or used for storage. Home has 3 BR 2 full bath, large kitchen with lots of cabinets, separate dining area w/ patio doors. Laundry room area located off of kitchen. Spacious family room with fireplace and built-in entertainment center and beautiful plantation shutters. Nice private Master bedroom suite with walk-in closet and master bath with a relaxing garden tub and separate shower. Located on the other end is 2 bedrooms and full bath as well as a nice study area to do office work. Home has a new large front porch size 19.6x13. And back porch size 11.3x28.5. As well as a New metal roof. New concrete patio and sidewalk leading to a Work shop with electric, heat/air. Two extra storage buildings come with the property. New retaining wall in front of the home for parking.

14. 2015-09-24
    listed $85,900 1002-char remark

    Show marketing remark (1002 chars)

    Talk about "move-in ready" Spacious Double-wide home on a permanent foundation located close to town. This beautiful home is sitting on @ 1/2 acre which includes an extra lot w/ older home that can be torn down or used for storage. Home has 3 BR 2 full bath, large kitchen with lots of cabinets, separate dining area w/ patio doors. Laundry room area located off of kitchen. Spacious family room with fireplace and built-in entertainment center and beautiful plantation shutters. Nice private Master bedroom suite with walk-in closet and master bath with a relaxing garden tub and separate shower. Located on the other end is 2 bedrooms and full bath as well as a nice study area to do office work. Home has a new large front porch size 19.6x13. And back porch size 11.3x28.5. As well as a New metal roof. New concrete patio and sidewalk leading to a Work shop with electric, heat/air. Two extra storage buildings come with the property. New retaining wall in front of the home for parking.

ⓘ 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: $417 · $35/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$959/yr (+$80/mo · 230.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,860
• − Mortgage interest: −$8,957
• − Property taxes: −$417
• − Insurance: −$800
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,652
• Taxable loss: −$3,182
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $434/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: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Olive Hill

• Score: 70/100
• State rank: #160
• US rank: #8044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,372

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.98%
• Current HPI: 288.8744
• 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

+86.1% since first listed

6 events — show timeline

• 2026-05-23 Listed $159,900 AABOR
• 2018-06-04 Sold (Public Records) $94,900 Public Records
• 2018-06-01 Sold (MLS) $96,940 AABOR
• 2018-03-01 Listed $94,900 AABOR
• 2016-10-15 Sold (MLS) $85,000 AABOR
• 2015-09-24 Listed $85,900 AABOR

Property tax history

+11.0%/yr

Latest (2024): $417 · -0.5% YoY. Source: county tax records.