75 Long Ln · Mount Sterling, KY 40353

$85,000

3 bd · 1.0 ba · 1,120 sqft · Other · 100 Days on market

1.01 ac lot $76/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath single wide mobile home sits on a spacious 1-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find durable laminate flooring that adds both style and easy maintenance throughout the home. The property also includes a convenient storage shed, perfect for tools, equipment, or additional storage. With peaceful surroundings and space to spread out, this property offers a great opportunity for first-time buyers, those looking to downsize, or investors seeking a rental addition. Don't miss your chance to make this property your own. Conventional or Cash only

Key facts

• Storage shed
• 1 acre lot
• 1.01 acre lot

Tags

• 1 ACRE LOT
• DURABLE LAMINATE FLOORING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 3.5% in Mount Sterling — 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 64/100 on livability (#297 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $85k implies a 467% gain — meaningful room to come down on a strong offer.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.58% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $182,498
• List price: $85,000
• Delta: -53.42%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $16,327
• Equity at exit: $12,674

10-year hold

• IRR: 25.5%
• Equity multiple: 3.23×
• Total profit: $53,033
• Equity at exit: $7,349

Cash invested: $23,800 (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 40353

• Home prices YoY: -24.4%
• Active inventory: 114
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $472

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $531	-5% $502	+0% $472	+5% $443	+10% $414
Rent	-10% $366	-5% $419	+0% $472	+5% $525	+10% $578
Rate	-1.0pp $515	-0.5pp $494	base $472	+0.5pp $450	+1.0pp $428

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 100 DOM
2. 2026-06-17
   days on market $85,000 Active 99 DOM
3. 2026-06-16
   days on market $85,000 Active 98 DOM
4. 2026-06-15
   days on market $85,000 Active 97 DOM
5. 2026-06-14
   days on market $85,000 Active 95 DOM
6. 2026-06-13
   days on market $85,000 Active 94 DOM
7. 2026-06-10
   days on market $85,000 Active 92 DOM
8. 2026-06-09
   days on market $85,000 Active 91 DOM
9. 2026-06-08
   days on market $85,000 Active 90 DOM
10. 2026-06-07
    days on market $85,000 Active 89 DOM
11. 2026-06-03
    days on market $85,000 Active 85 DOM
12. 2026-06-02
    days on market $85,000 Active 84 DOM
13. 2026-06-01
    days on market $85,000 Active 83 DOM
14. 2026-05-31
    days on market $85,000 Active 82 DOM
15. 2026-05-31
    days on market $85,000 Active 81 DOM
16. 2026-01-13
    listed $85,000 Active 604-char remark

    Show marketing remark (604 chars)

    This 3-bedroom, 1-bath single wide mobile home sits on a spacious 1-acre lot, offering plenty of room to enjoy the outdoors. Inside, you'll find durable laminate flooring that adds both style and easy maintenance throughout the home. The property also includes a convenient storage shed, perfect for tools, equipment, or additional storage. With peaceful surroundings and space to spread out, this property offers a great opportunity for first-time buyers, those looking to downsize, or investors seeking a rental addition. Don't miss your chance to make this property your own. Conventional or Cash only

17. 2021-03-19
    soldstatus $15,000
18. 2015-06-18
    soldstatus $20,000
19. 2015-01-09
    soldstatus $20,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,097
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,473
• Taxable income: $4,587
• Est. tax owed @ 24.0%: −$1,101
• After-tax cash flow: $4,567/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Mount Sterling

• Score: 64/100
• State rank: #297
• US rank: #14214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 22,725 people
• City population: 22,725
• Metro: Mount Sterling, KY
• Population (ZIP): 22,725
• Household income: $57,329
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 454.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.89%
• Current HPI: 229.2128
• Rent YoY: —
• Metro: Mount Sterling, KY
• 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

+325.0% since first listed

4 events — show timeline

• 2026-01-13 Listed $85,000 ImagineMLS
• 2021-03-19 Sold (Public Records) $15,000 Public Records
• 2015-06-18 Sold (Public Records) $20,000 Public Records
• 2015-01-09 Sold (Public Records) $20,000 Public Records