708 Pike St · Sadieville, KY 40370

$135,000

4 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 6 Days on market

Built 1996 4,922 sqft lot

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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
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the dream of home ownership, for less than the cost of rent! Spacious split 3 bedroom, 2 bath manufactured home on a hillside overlooking town. Roof 1 year old, heating and cooling replaced 2 years ago. Ready for you to add your personal touches and call it home!

Key facts

• Utility room
• Community park
• Easy highway access

Tags

• HISTORIC DOWNTOWN SADIEVILLE
• EASY HIGHWAY ACCESS
• COMMUNITY PARK
• UTILITY ROOM

Property features AI

Finance

• Other: Building area total: 1,188 (building size provided)

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public water
• Home design: Manufactured house; One level
• Construction: Block foundation; Vinyl siding construction; Shingle roof
• Exterior features: Block foundation; Shingle roof; Vinyl siding; Public water; Not on the waterfront

Interior

• Kitchen: Range
• Bedrooms: Total rooms: 8 (includes bedrooms and other living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Cap rate 19.1% vs local median 2.4% in Sadieville — 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 (#272 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Elementary School (math 43% / reading 48%, grade D-, #142 of 676 statewide, top 21%, 454 students, 34% FRL); Scott County Middle School (math 38% / reading 53%, grade D+, #32 of 217 statewide, top 15%, 864 students, 35% FRL); Scott County High School (math 34% / reading 37%, grade F, #73 of 254 statewide, top 28%, 1,197 students, 40% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).

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.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago 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.
• Current owner paid $72k; list at $135k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.12% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.76%
• DSCR: 3.04
• GRM: 3.9

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: 42.9%
• Equity multiple: 2.85×
• Total profit: $69,903
• Equity at exit: $20,129

10-year hold

• IRR: 49.0%
• Equity multiple: 5.73×
• Total profit: $178,977
• Equity at exit: $11,672

Cash invested: $37,800 (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 40370

• Home prices YoY: -17.4%
• Active inventory: 24
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,863 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,441

Break-even live

Break-even rent $1,038

Max offer price $135,000

Occupancy floor 45%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $135,000 Active 6 DOM
2. 2026-06-17
   days on market $135,000 Active 5 DOM
3. 2026-06-16
   days on market $135,000 Active 4 DOM
4. 2026-06-15
   days on market $135,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $135,000 Active 1 DOM

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$492/yr (+$41/mo · 73.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $34,351
• − Mortgage interest: −$7,562
• − Property taxes: −$670
• − Insurance: −$675
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − Depreciation: −$3,927
• Taxable income: $16,021
• Est. tax owed @ 24.0%: −$3,845
• After-tax cash flow: $13,452/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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Sadieville

• Score: 65/100
• State rank: #272
• US rank: #13230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sadieville, KY
• City population: 2,662
• Population (ZIP): 2,662

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 180.1927
• 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

+69.0% since first listed

14 events — show timeline

• 2026-06-12 Listed $135,000 ImagineMLS
• 2021-07-12 Sold (Public Records) $72,000 Public Records
• 2021-06-30 Sold (MLS) $72,000 ImagineMLS
• 2021-06-18 Pending — ImagineMLS
• 2021-06-14 Listed $85,000 ImagineMLS
• 2010-02-18 Sold (MLS) $18,000 ImagineMLS
• 2009-12-16 Listing Removed — ImagineMLS
• 2009-12-03 Listed $25,000 ImagineMLS
• 2007-12-15 Listing Removed — ImagineMLS
• 2007-08-01 Listed $29,900 ImagineMLS
• 2006-07-09 Listing Removed — ImagineMLS
• 2006-01-09 Listed $74,900 ImagineMLS
• 2006-01-05 Listing Removed — ImagineMLS
• 2005-11-28 Listed $79,900 ImagineMLS

Property tax history

+6.5%/yr

Latest (2025): $670 · +2.2% YoY. Source: county tax records.