813 Travis Rd · Kuttawa, KY 42055

$90,000

3 bd · 2.0 ba · 1,280 sqft · Other · 282 Days on market

Built 1991 1.38 ac lot $70/sqft · 42% above area Est $64k · 42% over

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Why this score? — see what drove the C 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 +25.5/30.0
• DSCR +8.4/10.0
• Appreciation +7.2/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cozy Weekend Getaway! Escape to your own private retreat with this 3BR, 2BA FULLY FURNISHED mobile home - a perfect place for a relaxing weekend getaway or an investment property! Features an open concept living room and kitchen, split floor for bedrooms, utility room, the back yard is fenced to allow plenty of play area for your children or pets and an outbuilding to provide additional storage space. Located approximately < 5 miles from 1-24 access, Lake Barkley public boat ramps, Hu-b's, Mineral Mounds Golf Course, etc. If you are looking for a second home, a hunting or fishing hideout or simply just wanting a quiet escape, this property provides convenience, comfort and affordability. Just bring your bags and start enjoying LAKE LIFE today! PRICE REDUCED $90,000

Key facts

• Fenced back yard
• Private retreat
• 1.38 acre lot

Tags

• PRIVATE RETREAT
• OPEN CONCEPT LIVING ROOM
• FENCED BACK YARD
• OUTBUILDING FOR STORAGE
• CLOSE TO LAKE BARKLEY
• CLOSE TO PUBLIC BOAT RAMPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 0.7% in Kuttawa — 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 (#268 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.5% local appreciation)).
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $90k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 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. 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. 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: 1.04% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $63,500
• List price: $90,000
• Delta: 41.73%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.24×
• Total profit: $31,286
• Equity at exit: $48,035

10-year hold

• IRR: 20.3%
• Equity multiple: 4.35×
• Total profit: $84,361
• Equity at exit: $80,548

Cash invested: $25,200 (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 42055

• Home prices YoY: 2.1%
• Active inventory: 61
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $210

Break-even live

Break-even rent $674

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $261	-5% $235	+0% $210	+5% $184	+10% $159
Rent	-10% $136	-5% $173	+0% $210	+5% $247	+10% $284
Rate	-1.0pp $255	-0.5pp $233	base $210	+0.5pp $187	+1.0pp $163

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $90,000 Active 282 DOM
2. 2026-06-21
   days on market $90,000 Active 281 DOM
3. 2026-06-18
   days on market $90,000 Active 279 DOM
4. 2026-06-17
   days on market $90,000 Active 278 DOM
5. 2026-06-16
   days on market $90,000 Active 277 DOM
6. 2026-06-15
   days on market $90,000 Active 276 DOM
7. 2026-06-13
   days on market $90,000 Active 274 DOM
8. 2026-06-12
   days on market $90,000 Active 273 DOM
9. 2026-06-09
   days on market $90,000 Active 270 DOM
10. 2026-06-08
    days on market $90,000 Active 269 DOM
11. 2026-06-07
    days on market $90,000 Active 268 DOM
12. 2026-06-07
    days on market $90,000 Active 267 DOM
13. 2026-06-04
    days on market $90,000 Active 264 DOM
14. 2026-06-02
    days on market $90,000 Active 263 DOM
15. 2026-06-01
    days on market $90,000 Active 262 DOM
16. 2026-05-31
    days on market $90,000 Active 261 DOM
17. 2026-05-31
    days on market $90,000 Active 260 DOM
18. 2026-05-01
    price $90,000 780-char remark

    Show marketing remark (780 chars)

    Cozy Weekend Getaway! Escape to your own private retreat with this 3BR, 2BA FULLY FURNISHED mobile home - a perfect place for a relaxing weekend getaway or an investment property! Features an open concept living room and kitchen, split floor for bedrooms, utility room, the back yard is fenced to allow plenty of play area for your children or pets and an outbuilding to provide additional storage space. Located approximately &lt; 5 miles from 1-24 access, Lake Barkley public boat ramps, Hu-b's, Mineral Mounds Golf Course, etc. If you are looking for a second home, a hunting or fishing hideout or simply just wanting a quiet escape, this property provides convenience, comfort and affordability. Just bring your bags and start enjoying LAKE LIFE today! PRICE REDUCED $90,000

19. 2026-03-13
    price $100,000 780-char remark

    Show marketing remark (780 chars)

    Cozy Weekend Getaway! Escape to your own private retreat with this 3BR, 2BA FULLY FURNISHED mobile home - a perfect place for a relaxing weekend getaway or an investment property! Features an open concept living room and kitchen, split floor for bedrooms, utility room, the back yard is fenced to allow plenty of play area for your children or pets and an outbuilding to provide additional storage space. Located approximately &lt; 5 miles from 1-24 access, Lake Barkley public boat ramps, Hu-b's, Mineral Mounds Golf Course, etc. If you are looking for a second home, a hunting or fishing hideout or simply just wanting a quiet escape, this property provides convenience, comfort and affordability. Just bring your bags and start enjoying LAKE LIFE today! PRICE REDUCED $90,000

20. 2025-09-12
    listed $120,000 Active 780-char remark

    Show marketing remark (780 chars)

    Cozy Weekend Getaway! Escape to your own private retreat with this 3BR, 2BA FULLY FURNISHED mobile home - a perfect place for a relaxing weekend getaway or an investment property! Features an open concept living room and kitchen, split floor for bedrooms, utility room, the back yard is fenced to allow plenty of play area for your children or pets and an outbuilding to provide additional storage space. Located approximately &lt; 5 miles from 1-24 access, Lake Barkley public boat ramps, Hu-b's, Mineral Mounds Golf Course, etc. If you are looking for a second home, a hunting or fishing hideout or simply just wanting a quiet escape, this property provides convenience, comfort and affordability. Just bring your bags and start enjoying LAKE LIFE today! PRICE REDUCED $90,000

21. 2016-06-24
    soldstatus $24,000 139-char remark

    Show marketing remark (139 chars)

    Attention Fishermen!! 3 bedroom, 2 bath mobile home sitting on 1.38 acres, location close (approx 3-4 miles) lake. Priced to sell! $29,998.

22. 2016-04-26
    listed $29,998 139-char remark

    Show marketing remark (139 chars)

    Attention Fishermen!! 3 bedroom, 2 bath mobile home sitting on 1.38 acres, location close (approx 3-4 miles) lake. Priced to sell! $29,998.

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: +$498/yr (+$42/mo · 180.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,277
• − Mortgage interest: −$5,041
• − Property taxes: −$276
• − Insurance: −$450
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,618
• Taxable income: $1,087
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $2,258/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 of 165 in KY

Livability — Kuttawa

• Score: 65/100
• State rank: #268
• US rank: #13075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,496

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 2% Asian 2% Native American 1%
• Common ancestry: Italian 7% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.45%
• Current HPI: 219.1432
• 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

+200.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $90,000 WKRMLS
• 2026-03-13 Price Changed $100,000 WKRMLS
• 2025-09-12 Listed $120,000 WKRMLS
• 2016-06-24 Sold (MLS) $24,000 WKRMLS
• 2016-04-26 Listed $29,998 WKRMLS

Property tax history

-0.2%/yr

Latest (2025): $276 · -1.4% YoY. Source: county tax records.