635 River Rd · Worthville, KY 41098

$84,000

2 bd · 1.0 ba · 500 sqft · SingleFamily · 40 Days on market

Built 1982 0.37 ac lot $17/mo HOA · 2% of rent ↓ 14% since listing

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Appreciation +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Tucked away in a peaceful, private setting, this beautifully remodeled 2-bedroom, 1 full bath single wide manufactured home offers the perfect blend of comfort, convenience, and charm. Situated on approximately .37 acres with a generous 135x120 lot, the property provides exceptional privacy while still being just minutes from I-71, shopping, dining, and everyday conveniences. Recent updates and features include a newer roof, central air, gas heat, public water and sewer, and a large 2 car detached garage w/ electric that offers excellent storage, workspace, or hobby potential. The home has been completely remodeled and is move-in ready with a clean, inviting feel throughout. Enjoy the scenic setting with mature flowering bushes and beautiful views, all while being within walking distance to the boat ramp, park/recreational areas, the school bus stop and Perry Park. Plenty of parking for your boat, camper or recreational vehicle this outdoor space make this property ideal for entertaining, relaxing, or simply enjoying the peaceful surroundings. Conveniently located near Ghent, Owen County, and surrounding employment areas, this property offers an affordable opportunity for buyers seeking peaceful living with an easy commute. Perfect for those relocating for work while still wanting privacy, outdoor space. A rare opportunity to own a private retreat with modern updates and excellent accessibility.

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: Directions: I-71 exit 44 toward Owenton, turn KY-227 S for 7 miles, L on KY-467 toward Worthville, R on River Road; house is on the right.
• HOA & community: Association fee approximately $200 (association present)

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Propane
• Home design: Residential property; Single-story (1 story); Built in 1982
• Construction: 500 total building area (agent provided)
• Exterior features: Lot approximately 0.37 acres; Lot dimensions about 135 x 120

Interior

• Kitchen: First-floor kitchen
• Bedrooms: 2 bedrooms, both on the first floor
• Flooring: Carpet in one bedroom; Luxury vinyl flooring in other bedroom, living room, and kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: 4 total rooms; No basement; Living room on the first floor
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (3.5% below list).
• Recommended offer: $81k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#496 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Owen County (rural): math 24% / reading 32% proficiency, ranked #120 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 18 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $581 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Owen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,072 (3.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-5,517
• Equity at exit: $13,488

10-year hold

• IRR: 2.9%
• Equity multiple: 1.22×
• Total profit: $5,173
• Equity at exit: $8,928

Cash invested: $23,520 (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 41098

• Home prices YoY: -1.5%
• Active inventory: 13
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$35
• HOA: −$17
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $113

Break-even live

Break-even rent $667

Max offer price $84,000

Occupancy floor 81%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: watersewergaselectric

Listing history 19 events

1. 2026-06-19
   days on market $84,000 Active 40 DOM
2. 2026-06-18
   days on market $84,000 Active 39 DOM
3. 2026-06-17
   days on market $84,000 Active 38 DOM
4. 2026-06-16
   days on market $84,000 Active 37 DOM
5. 2026-06-15
   days on market $84,000 Active 36 DOM
6. 2026-06-14
   days on market $84,000 Active 34 DOM
7. 2026-06-12
   pricedays on market $84,000 Active 33 DOM
8. 2026-06-09
   days on market $89,900 Active 30 DOM
9. 2026-06-08
   days on market $89,900 Active 29 DOM
10. 2026-06-07
    pricedays on market $89,900 Active 28 DOM
11. 2026-06-05
    days on market $92,000 Active 25 DOM
12. 2026-06-03
    days on market $92,000 Active 24 DOM
13. 2026-06-02
    days on market $92,000 Active 23 DOM
14. 2026-06-01
    days on market $92,000 Active 22 DOM
15. 2026-05-31
    days on market $92,000 Active 21 DOM
16. 2026-05-30
    days on market $92,000 Active 20 DOM
17. 2026-05-19
    price $92,000 1418-char remark

    Show marketing remark (1418 chars)

    Tucked away in a peaceful, private setting, this beautifully remodeled 2-bedroom, 1 full bath single wide manufactured home offers the perfect blend of comfort, convenience, and charm. Situated on approximately .37 acres with a generous 135x120 lot, the property provides exceptional privacy while still being just minutes from I-71, shopping, dining, and everyday conveniences. Recent updates and features include a newer roof, central air, gas heat, public water and sewer, and a large 2 car detached garage w/ electric that offers excellent storage, workspace, or hobby potential. The home has been completely remodeled and is move-in ready with a clean, inviting feel throughout. Enjoy the scenic setting with mature flowering bushes and beautiful views, all while being within walking distance to the boat ramp, park/recreational areas, the school bus stop and Perry Park. Plenty of parking for your boat, camper or recreational vehicle this outdoor space make this property ideal for entertaining, relaxing, or simply enjoying the peaceful surroundings. Conveniently located near Ghent, Owen County, and surrounding employment areas, this property offers an affordable opportunity for buyers seeking peaceful living with an easy commute. Perfect for those relocating for work while still wanting privacy, outdoor space. A rare opportunity to own a private retreat with modern updates and excellent accessibility.

18. 2026-05-10
    listed $98,000 Active 800-char remark
19. 2026-05-08
    listed $98,000 Active 1418-char remark

    Show marketing remark (1418 chars)

    Tucked away in a peaceful, private setting, this beautifully remodeled 2-bedroom, 1 full bath single wide manufactured home offers the perfect blend of comfort, convenience, and charm. Situated on approximately .37 acres with a generous 135x120 lot, the property provides exceptional privacy while still being just minutes from I-71, shopping, dining, and everyday conveniences. Recent updates and features include a newer roof, central air, gas heat, public water and sewer, and a large 2 car detached garage w/ electric that offers excellent storage, workspace, or hobby potential. The home has been completely remodeled and is move-in ready with a clean, inviting feel throughout. Enjoy the scenic setting with mature flowering bushes and beautiful views, all while being within walking distance to the boat ramp, park/recreational areas, the school bus stop and Perry Park. Plenty of parking for your boat, camper or recreational vehicle this outdoor space make this property ideal for entertaining, relaxing, or simply enjoying the peaceful surroundings. Conveniently located near Ghent, Owen County, and surrounding employment areas, this property offers an affordable opportunity for buyers seeking peaceful living with an easy commute. Perfect for those relocating for work while still wanting privacy, outdoor space. A rare opportunity to own a private retreat with modern updates and excellent accessibility.

ⓘ 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: $722 · $60/mo
• Expected delta: +$305/yr (+$25/mo · 73.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,729
• − Mortgage interest: −$4,705
• − Property taxes: −$417
• − Insurance: −$420
• − Repairs & maintenance: −$778
• − Management: −$778
• − HOA: −$204
• − Depreciation: −$2,444
• Taxable loss: −$18
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,363/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: Owen County
• NCES district ID: 2104560
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 32% ▼ -18.00%
• Median HH income: $42,943
• Composite: 23.84/100
• National rank: #7804
• State rank: #120 of 165 in KY

Livability — Worthville

• Score: 52/100
• State rank: #496
• US rank: #25028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,138

Population outlook (Owen County) Hauer SSP2

• Today (2025): 10,496 people
• By 2030: 10,251 · -2.3%
• By 2040: 9,650 · -8.1%
• By 2050: 8,984 · -14.4%
• By 2075: 7,589 · -27.7%
• By 2100: 6,380 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Iranian 5% Slovak 4% Italian 4%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+62.7) · D 18.0% · R 80.7% · Other 1.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -26.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.5 2016: R+53.7 2012: R+32.3 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.74%
• Current HPI: 177.3618
• 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

-14.3% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $84,000 Metro Search MLS
• 2026-06-11 Price Changed $84,000 NKMLS
• 2026-06-06 Price Changed $89,900 NKMLS
• 2026-06-06 Price Changed $89,900 Metro Search MLS
• 2026-05-21 Price Changed $92,000 Metro Search MLS
• 2026-05-19 Price Changed $92,000 NKMLS
• 2026-05-10 Listed $98,000 Metro Search MLS
• 2026-05-08 Listed $98,000 NKMLS

Property tax history

+2.6%/yr

Latest (2025): $417 · +2.7% YoY. Source: county tax records.