15 Ralph Jenkins Rd · Eubank, KY 40489

$60,000

3 bd · 1.5 ba · 1,344 sqft · Manufactured public records · 24 Days on market

Built 1976

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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
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Needs work is livable.

Key facts

• Built 1976
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 4.8% in Eubank — 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 65/100 on livability (#262 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 20% / reading 35% proficiency, ranked #131 of 165 in KY (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 91 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.1%/yr); year-one equity from $415 of loan paydown is wiped out by about $632 of value loss. Plan a longer hold.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) 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 $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.76%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.51×
• Total profit: $25,437
• Equity at exit: $14,326

10-year hold

• IRR: 37.3%
• Equity multiple: 4.91×
• Total profit: $65,648
• Equity at exit: $14,909

Cash invested: $16,800 (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 40489

• Home prices YoY: -0.5%
• Active inventory: 27
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $473

Break-even live

Break-even rent $492

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $60,000 Active 24 DOM
2. 2026-06-18
   days on market $60,000 Active 23 DOM
3. 2026-06-17
   days on market $60,000 Active 22 DOM
4. 2026-06-16
   days on market $60,000 Active 21 DOM
5. 2026-06-15
   days on market $60,000 Active 20 DOM
6. 2026-06-14
   days on market $60,000 Active 18 DOM
7. 2026-06-12
   days on market $60,000 Active 17 DOM
8. 2026-06-09
   days on market $60,000 Active 14 DOM
9. 2026-06-08
   days on market $60,000 Active 13 DOM
10. 2026-06-07
    days on market $60,000 Active 12 DOM
11. 2026-06-07
    days on market $60,000 Active 11 DOM
12. 2026-06-03
    days on market $60,000 Active 8 DOM
13. 2026-06-02
    days on market $60,000 Active 7 DOM
14. 2026-06-01
    days on market $60,000 Active 6 DOM
15. 2026-05-31
    days on market $60,000 Active 5 DOM
16. 2026-05-30
    days on market $60,000 Active 4 DOM
17. 2026-05-26
    listed $60,000 Active

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,084
• − Mortgage interest: −$3,361
• − Property taxes: −$589
• − Insurance: −$300
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,745
• Taxable income: $4,995
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,473/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: Lincoln County
• NCES district ID: 2103480
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $35,356
• Composite: 22.68/100
• National rank: #8042
• State rank: #131 of 165 in KY

Livability — Eubank

• Score: 65/100
• State rank: #262
• US rank: #12947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,238

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 23,293 people
• By 2030: 22,392 · -3.9%
• By 2040: 20,336 · -12.7%
• By 2050: 18,016 · -22.7%
• By 2075: 12,976 · -44.3%
• By 2100: 8,446 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+61.2) · D 18.9% · R 80.0% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -38.5pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+57.1 2016: R+57.3 2012: R+41.9 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.05%
• Current HPI: 233.047
• 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

• 2026-05-26 Listed $60,000 FSBO.com

Property tax history

+12.8%/yr

Latest (2025): $589 · -4.3% YoY. Source: county tax records.