2508 Amos Ridge Rd · Frenchburg, KY 40322

$149,900

3 bd · 2.0 ba · 2,400 sqft · Other · 53 Days on market

Built 2015 2.17 ac lot $62/sqft · 75% below area

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.3/10.0

Listing remarks

Come check out the view this home and 2.17 Ac. has to offer! Located close to the Indian Creek Resort this 3 bedroom 2 bath home has the opportunity for a permanent residence or income producing nightly rentals. The home is a 2015 Clayton that has been converted to real property. Inside you will find a great floor plan with large master suit and walk-in closet. A spacious kitchen design with an island, lots of counter space , and a laundry nook just off to the side. New floor coverings will be needed. 2.17 Ac with a high cliff line and road frontage gives you the opportunity to expand. An old home structure is on site that can be refurbished into a nightly rental with high cash flow rentals

Key facts

• 2.17 ac
• High cliff line
• Septic tank

Tags

• 2.17 AC
• HIGH CLIFF LINE
• ROAD FRONTAGE
• SEPARATE WATER METER
• SEPTIC TANK
• WOOD SHOP

Property features AI

Exterior

• Utilities: Public water and cistern; Septic tank; Electricity connected; Phone connected; Water connected
• Home design: Manufactured house; Building area approximately 2,400
• Construction: Vinyl siding exterior; Shingle roof; Block and concrete perimeter foundation; Built with manufactured home construction
• Exterior features: Shed(s); Workshop; Few trees on the lot; Views of trees/woods and mountains

Interior

• Kitchen: Includes dishwasher, refrigerator, and range
• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dishwasher, Refrigerator, Range; Electric dryer hookup and washer hookup; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.5% below list).
• Recommended offer: $116k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 1.8% in Frenchburg — 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 (#298 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Menifee County (rural): math 21% / reading 40% proficiency, ranked #113 of 165 in KY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Menifee Central School (662 students, 82% FRL); Menifee County High School (math 17% / reading 37%, grade F, #158 of 254 statewide, top 68%, 287 students, 78% FRL) — zoned schools average 80% FRL vs 64% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Menifee County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,218 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $600,000
• List price: $149,900
• Delta: -75.02%
• 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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-31,776
• Equity at exit: $22,351

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-37,260
• Equity at exit: $12,961

Cash invested: $41,972 (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 40322

• Home prices YoY: -5.0%
• Active inventory: 31
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-118

Break-even live

Break-even rent $1,311

Max offer price $132,854

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-66	+0% $-118	+5% $-170	+10% $-221
Rent	-10% $-210	-5% $-164	+0% $-118	+5% $-72	+10% $-26
Rate	-1.0pp $-42	-0.5pp $-80	base $-118	+0.5pp $-157	+1.0pp $-196

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 53 DOM
2. 2026-06-18
   days on market $149,900 Active 50 DOM
3. 2026-06-17
   days on market $149,900 Active 49 DOM
4. 2026-06-16
   days on market $149,900 Active 48 DOM
5. 2026-06-15
   days on market $149,900 Active 47 DOM
6. 2026-06-14
   days on market $149,900 Active 45 DOM
7. 2026-06-13
   days on market $149,900 Active 44 DOM
8. 2026-06-10
   days on market $149,900 Active 42 DOM
9. 2026-06-09
   days on market $149,900 Active 41 DOM
10. 2026-06-08
    days on market $149,900 Active 40 DOM
11. 2026-06-07
    days on market $149,900 Active 39 DOM
12. 2026-06-03
    days on market $149,900 Active 35 DOM
13. 2026-06-02
    days on market $149,900 Active 34 DOM
14. 2026-06-01
    days on market $149,900 Active 33 DOM
15. 2026-05-31
    days on market $149,900 Active 32 DOM
16. 2026-05-31
    days on market $149,900 Active 31 DOM
17. 2026-04-29
    listed $149,900 Active 1066-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,946
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$4,361
• Taxable loss: −$4,041
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $-444/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: Menifee County
• NCES district ID: 2104080
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $32,414
• Composite: 24.86/100
• National rank: #7587
• State rank: #113 of 165 in KY

Livability — Frenchburg

• Score: 64/100
• State rank: #298
• US rank: #14283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,207

Population outlook (Menifee County) Hauer SSP2

• Today (2025): 6,403 people
• By 2030: 6,264 · -2.2%
• By 2040: 5,790 · -9.6%
• By 2050: 5,037 · -21.3%
• By 2075: 3,738 · -41.6%
• By 2100: 2,519 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Menifee

• 2024 margin: Solid R (+57.7) · D 20.2% · R 77.9% · Other 2.0%
• 2008→2024 swing: -62.6pp toward R · 2008: 4.9pp · 2024: -57.7pp
• All cycles: 2024: R+57.7 2020: R+50.3 2016: R+47.1 2012: R+16.8 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.47%
• Current HPI: 181.7483
• 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

• 2026-04-29 Listed $149,900 ImagineMLS