239 Pedigo Rd · Tompkinsville, KY 42167

$134,900

4 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 153 Days on market

Built 2016 Good condition 0.58 ac lot ↓ 3% since listing

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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 +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

Key facts

• 0.58 acre lot
• Built 2016
• Listed 152 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% in Tompkinsville — 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 73/100 on livability (#116 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Monroe County (rural): math 36% / reading 48% proficiency, ranked #28 of 165 in KY (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gamaliel Elementary (math 62% / reading 67%, grade B, #19 of 676 statewide, top 3%, 263 students, 70% FRL); Monroe Co Middle (math 22% / reading 39%, grade F, #143 of 217 statewide, top 67%, 382 students, 72% FRL); Monroe Co High (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 517 students, 63% FRL).
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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. 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: 1.07% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.8

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,728
• Equity at exit: $20,114

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $24,286
• Equity at exit: $11,664

Cash invested: $37,772 (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 42167

• Home prices YoY: -10.6%
• Active inventory: 29
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $317

Break-even live

Break-even rent $1,037

Max offer price $134,900

Occupancy floor 73%

Sensitivity live

Price	-10% $393	-5% $355	+0% $317	+5% $279	+10% $240
Rent	-10% $203	-5% $260	+0% $317	+5% $374	+10% $430
Rate	-1.0pp $385	-0.5pp $351	base $317	+0.5pp $282	+1.0pp $246

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $134,900 Active 153 DOM
2. 2026-06-21
   days on market $134,900 Active 152 DOM
3. 2026-06-21
   days on market $134,900 Active 151 DOM
4. 2026-06-18
   days on market $134,900 Active 149 DOM
5. 2026-06-17
   days on market $134,900 Active 148 DOM
6. 2026-06-16
   days on market $134,900 Active 147 DOM
7. 2026-06-15
   days on market $134,900 Active 146 DOM
8. 2026-06-13
   days on market $134,900 Active 144 DOM
9. 2026-06-12
   days on market $134,900 Active 143 DOM
10. 2026-06-09
    days on market $134,900 Active 140 DOM
11. 2026-06-08
    days on market $134,900 Active 139 DOM
12. 2026-06-07
    days on market $134,900 Active 138 DOM
13. 2026-06-07
    days on market $134,900 Active 137 DOM
14. 2026-06-04
    days on market $134,900 Active 134 DOM
15. 2026-06-02
    days on market $134,900 Active 133 DOM
16. 2026-06-01
    days on market $134,900 Active 132 DOM
17. 2026-05-31
    days on market $134,900 Active 131 DOM
18. 2026-05-31
    days on market $134,900 Active 130 DOM
19. 2026-01-20
    listed $134,900 Active
20. 2025-12-10
    soldstatus $120,000 Closed 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

21. 2025-12-10
    soldstatus $120,000

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

22. 2025-10-27
    historical Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

23. 2025-09-23
    status Active 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

24. 2025-09-23
    price $129,900 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

25. 2025-08-17
    historical Active Under Contract 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

26. 2025-07-25
    price $125,000 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

27. 2025-06-06
    listed $139,000 Active 227-char remark

    Show marketing remark (227 chars)

    Nice 2016 doublewide mobile home in the country. This home features 4 bedrooms, 2 baths, large living room, kitchen, dining room combo and laundry. Home has front and back decks, CHA, newer metal covering, setting on 0.58 acres

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$492/yr (+$41/mo · 73.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,258
• − Mortgage interest: −$7,556
• − Property taxes: −$668
• − Insurance: −$674
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,924
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $3,400/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This 2016 doublewide mobile home is in good condition with modern updates and a good foundation. It has potential for further improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace front door — Improves entryway and security
• Both Install new flooring in bathrooms — Modernizes and increases value
• Both Add landscaping around front porch — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace front door — Improves entryway and security ↑
• Both Install new flooring in bathrooms — Modernizes and increases value ↑
• Both Add landscaping around front porch — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monroe County
• NCES district ID: 2104200
• Math proficiency: 36% ▼ -23.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $31,073
• Composite: 34.3/100
• National rank: #5241
• State rank: #28 of 165 in KY

Livability — Tompkinsville

• Score: 73/100
• State rank: #116
• US rank: #5249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,393

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 10,011 people
• By 2030: 9,596 · -4.1%
• By 2040: 8,766 · -12.4%
• By 2050: 7,971 · -20.4%
• By 2075: 6,249 · -37.6%
• By 2100: 4,466 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+77.3) · D 10.8% · R 88.2% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -53.0pp · 2024: -77.3pp
• All cycles: 2024: R+77.3 2020: R+74.5 2016: R+73.7 2012: R+59.5 2008: R+53.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.73%
• Current HPI: 234.7064
• 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

-2.9% since first listed

9 events — show timeline

• 2026-01-20 Listed $134,900 SCKMLSKY
• 2025-12-10 Sold (Public Records) $120,000 Public Records
• 2025-12-10 Sold (MLS) $120,000 SCKMLSKY
• 2025-10-27 Contingent — SCKMLSKY
• 2025-09-23 Relisted — SCKMLSKY
• 2025-09-23 Price Changed $129,900 SCKMLSKY
• 2025-08-17 Contingent — SCKMLSKY
• 2025-07-25 Price Changed $125,000 SCKMLSKY
• 2025-06-06 Listed $139,000 SCKMLSKY

Property tax history

+2.8%/yr

Latest (2025): $668 · -0.6% YoY. Source: county tax records.