730 Thomason Cemetery Rd · Leitchfield, KY 42754

$99,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 94 Days on market

Built 1976 3.00 ac lot ↓ 27% since listing

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

Key facts

• Outdoor storage
• Wood stove
• Large flat lot

Tags

• MULTIPLE ENCLOSED PORCHES
• LARGE FLAT LOT
• OUTDOOR STORAGE
• WOOD STOVE

Property features AI

Finance

• Other: Lot is approximately 3 acres; Lot features include dead-end access and level terrain; Directions provided to the property
• HOA & community: No association fee

Exterior

• Parking: 1-car garage; Driveway parking
• Utilities: Electricity connected; Propane
• Home design: Single-family ranch-style home; 1 story; Living area reported as 720 (above grade finished 720)
• Construction: Built in 1976; Shingle roof; Barn(s) on the property
• Exterior features: No exterior features listed

Interior

• Kitchen: Kitchen located on the first floor; Dining room on the first floor
• Bedrooms: 2 bedrooms (both on the first floor)
• Bathrooms: 1 full bathroom (on the first floor)
• Heating & cooling: Mini-split/ductless heating and cooling; Propane heating
• Interior features: One fireplace; 6 total rooms; 3 closets; Basement: none
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.3% in Leitchfield — 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 71/100 on livability (#144 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 23 units permitted in Grayson County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $134.90M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.8

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,604
• Equity at exit: $14,761

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,170
• Equity at exit: $8,560

Cash invested: $27,720 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 180
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $277

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-23
   status Pending
2. 2026-04-08
   status Active 186-char remark

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

3. 2026-04-08
   status Active

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

4. 2026-03-25
   status Pending 186-char remark

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

5. 2026-03-25
   status Pending

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

6. 2026-03-02
   price $99,000 186-char remark

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

7. 2026-03-02
   price $99,000

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

8. 2026-02-25
   price $129,000 186-char remark

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

9. 2026-02-25
   price $129,000

   Show marketing remark (186 chars)

   Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

10. 2026-02-04
    price $135,000 186-char remark

    Show marketing remark (186 chars)

    Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

11. 2026-02-04
    listed $135,000 Active

    Show marketing remark (186 chars)

    Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

12. 2026-02-04
    listed $135,000,000 Active 186-char remark

    Show marketing remark (186 chars)

    Welcome to this very unique home! Enjoy multiple enclosed porches and rooms with a view, a large flat lot perfect for building, outdoor storage, and the wood stove for this time of year.

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,597
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,880
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,876/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 of 165 in KY

Livability — Leitchfield

• Score: 71/100
• State rank: #144
• US rank: #6810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 283.0264
• 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

-26.7% since first listed

12 events — show timeline

• 2026-05-23 Pending — Metro Search MLS
• 2026-04-08 Relisted — HKARMLS
• 2026-04-08 Relisted — Metro Search MLS
• 2026-03-25 Pending — HKARMLS
• 2026-03-25 Pending — Metro Search MLS
• 2026-03-02 Price Changed $99,000 HKARMLS
• 2026-03-02 Price Changed $99,000 Metro Search MLS
• 2026-02-25 Price Changed $129,000 HKARMLS
• 2026-02-25 Price Changed $129,000 Metro Search MLS
• 2026-02-04 Price Changed $135,000 HKARMLS
• 2026-02-04 Listed $135,000,000 HKARMLS
• 2026-02-04 Listed $135,000 Metro Search MLS