88 Clearview Dr · Irvine, KY 40336

$74,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 69 Days on market

Built 1982 7,500 sqft 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity. This home is a 3 bedroom, 2 bath manufactured home with a workshop. There is a main bedroom with walk in shower. There is laminate flooring throughout the home. This home is being sold as in.

Key facts

• Laminate flooring
• Manufactured home
• Workshop

Tags

• MANUFACTURED HOME
• WORKSHOP
• WALK IN SHOWER
• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#254 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Estill County (rural): math 19% / reading 33% proficiency, ranked #146 of 165 in KY (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 120 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Estill County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 7.5

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-3,292
• Equity at exit: $11,168

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $8,558
• Equity at exit: $6,476

Cash invested: $20,972 (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 40336

• Home prices YoY: -10.5%
• Active inventory: 120
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $139

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 78%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $74,900 Active 69 DOM
2. 2026-06-18
   days on market $74,900 Active 68 DOM
3. 2026-06-17
   days on market $74,900 Active 67 DOM
4. 2026-06-16
   days on market $74,900 Active 66 DOM
5. 2026-06-15
   days on market $74,900 Active 65 DOM
6. 2026-06-14
   days on market $74,900 Active 63 DOM
7. 2026-06-13
   days on market $74,900 Active 62 DOM
8. 2026-06-10
   pricedays on market $74,900 Active 60 DOM
9. 2026-06-09
   days on market $79,900 Active 59 DOM
10. 2026-06-08
    days on market $79,900 Active 58 DOM
11. 2026-06-07
    days on market $79,900 Active 57 DOM
12. 2026-06-05
    days on market $79,900 Active 54 DOM
13. 2026-06-02
    days on market $79,900 Active 52 DOM
14. 2026-06-01
    days on market $79,900 Active 51 DOM
15. 2026-05-31
    days on market $79,900 Active 50 DOM
16. 2026-05-30
    days on market $79,900 Active 49 DOM
17. 2026-04-10
    listed $79,900 Active 219-char remark

    Show marketing remark (219 chars)

    Investment opportunity. This home is a 3 bedroom, 2 bath manufactured home with a workshop. There is a main bedroom with walk in shower. There is laminate flooring throughout the home. This home is being sold as in.

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $9,969
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$798
• − Management: −$798
• − Depreciation: −$2,179
• Taxable income: $502
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,544/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: Estill County
• NCES district ID: 2101760
• Math proficiency: 19% ▼ -24.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $29,324
• Composite: 20.86/100
• National rank: #8498
• State rank: #146 of 165 in KY

Livability — Irvine

• Score: 65/100
• State rank: #254
• US rank: #12740

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): 12,650

Population outlook (Estill County) Hauer SSP2

• Today (2025): 13,588 people
• By 2030: 13,086 · -3.7%
• By 2040: 12,012 · -11.6%
• By 2050: 10,928 · -19.6%
• By 2075: 8,646 · -36.4%
• By 2100: 6,689 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Estill

• 2024 margin: Solid R (+63.2) · D 17.7% · R 81.0% · Other 1.3%
• 2008→2024 swing: -23.1pp toward R · 2008: -40.1pp · 2024: -63.2pp
• All cycles: 2024: R+63.2 2020: R+57.3 2016: R+56.5 2012: R+46.2 2008: R+40.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.66%
• Current HPI: 219.2756
• 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

• 2026-04-10 Listed $79,900 ImagineMLS