1740 Rabbit Ridge Rd · Nebo, KY 42441

$75,000

3 bd · 2.0 ba · 980 sqft · Other · 141 Days on market

Built 1995 1.00 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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +4.5/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to the tranquility of country living with this beautifully maintained 3-bedroom, 2-bathroom mobile home, offering the perfect blend of comfort, space and rural charm. Nestled on a spacious lot with a large backyard, this property provides plenty of room to enjoy the great outdoors while sill being within a convenient distance of local amenities. A dedicated storage shed offers ample space for tools, outdoor gear, or seasonal decorations. Don't miss out on this opportunity to own a charming home in a picturesque setting. Schedule your private showing today! Currently being converted to real property.

Key facts

• Picturesque setting
• Large backyard
• 1 acre lot

Tags

• LARGE BACKYARD
• DEDICATED STORAGE SHED
• PICTURESQUE SETTING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Manufactured home (single wide); Residential property
• Construction: Aluminum siding
• Exterior features: Deck; Porch; Shed(s)

Interior

• Kitchen: Range; Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Range; Dishwasher; Electric range; Refrigerator; Gas water heater; Central air; Ceiling fans; Forced air heating
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#241 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, amenities F, commute F.
• Hopkins County (town): math 27% / reading 43% proficiency, ranked #65 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 122 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $519 of loan paydown is wiped out by about $681 of value loss. Plan a longer hold.
• Hopkins County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.21% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.56×
• Total profit: $11,672
• Equity at exit: $18,433

10-year hold

• IRR: 18.1%
• Equity multiple: 2.83×
• Total profit: $38,413
• Equity at exit: $19,637

Cash invested: $21,000 (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 42441

• Home prices YoY: -0.6%
• Active inventory: 6
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $268

Break-even live

Break-even rent $566

Max offer price $75,000

Occupancy floor 65%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-03-23
   price $75,000
2. 2026-01-06
   listed $85,000 Active
3. 2026-01-05
   listed $85,000 Active
4. 2025-12-17
   price $85,000
5. 2025-10-16
   price $87,000
6. 2025-10-06
   status Active
7. 2025-08-19
   status Active
8. 2025-08-18
   status Pending
9. 2025-06-16
   status Active
10. 2025-04-24
    status Pending
11. 2025-04-01
    listed $90,000 Active
12. 2016-03-23
    soldstatus $20,000
13. 1995-05-01
    soldstatus $6,000

ⓘ 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: $274 · $23/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$371/yr (+$31/mo · 135.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,859
• − Mortgage interest: −$4,201
• − Property taxes: −$274
• − Insurance: −$375
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$2,182
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,709/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: Hopkins County
• NCES district ID: 2102860
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $42,436
• Composite: 29.56/100
• National rank: #6488
• State rank: #65 of 165 in KY

Livability — Nebo

• Score: 66/100
• State rank: #241
• US rank: #11798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,640

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 45,164 people
• By 2030: 44,083 · -2.4%
• By 2040: 41,650 · -7.8%
• By 2050: 39,303 · -13.0%
• By 2075: 34,567 · -23.5%
• By 2100: 29,476 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+50.9) · D 23.9% · R 74.8% · Other 1.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -24.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+48.0 2016: R+54.0 2012: R+39.9 2008: R+24.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.91%
• Current HPI: 158.8533
• 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

+1150.0% since first listed

13 events — show timeline

• 2026-03-23 Price Changed $75,000 MHCBOR
• 2026-01-06 Listed $85,000 MHCBOR
• 2026-01-05 Listed $85,000 MHCBOR
• 2025-12-17 Price Changed $85,000 MHCBOR
• 2025-10-16 Price Changed $87,000 MHCBOR
• 2025-10-06 Relisted — MHCBOR
• 2025-08-19 Relisted — MHCBOR
• 2025-08-18 Pending — MHCBOR
• 2025-06-16 Relisted — MHCBOR
• 2025-04-24 Pending — MHCBOR
• 2025-04-01 Listed $90,000 MHCBOR
• 2016-03-23 Sold (Public Records) $20,000 Public Records
• 1995-05-01 Sold (Public Records) $6,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $274 · -0.1% YoY. Source: county tax records.