5127 Lacenter Rd · La Center, KY 42024

$49,400

3 bd · 2.0 ba · 1,450 sqft · Other · 159 Days on market

Built 2005 1.30 ac lot ↓ 48% since listing

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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 +4.6/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Three bedrooms two bathrooms on approx. 1.3 acres. Lots of room and good country living. Please check out this home in Ballard County. Minutes to Paducah, shopping, I-24 and hospitals.

Key facts

• 1.3 acre lot
• Built 2005
• Listed 158 days

Property features AI

Exterior

• Utilities: Shared well water; Septic tank sewage
• Home design: Single-story manufactured home; Residential property
• Exterior features: Level lot; 1.3-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Level lot setting

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#415 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, housing C-, amenities F.
• Ballard County (rural): math 31% / reading 40% proficiency, ranked #61 of 165 in KY (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ballard County Elementary School (math 38% / reading 41%, grade F, #208 of 676 statewide, top 34%, 467 students, 58% FRL); Ballard County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 215 students, 58% FRL).
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $342 of loan paydown is wiped out by about $395 of value loss. Plan a longer hold.
• Ballard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $46k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $43,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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: 2.25% ✓
• Cap rate: 19.76%
• Cash-on-cash: 48.10%
• DSCR: 3.14
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.4%
• Equity multiple: 3.32×
• Total profit: $32,045
• Equity at exit: $12,403

10-year hold

• IRR: 51.9%
• Equity multiple: 6.63×
• Total profit: $77,887
• Equity at exit: $13,436

Cash invested: $13,832 (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 42024

• Home prices YoY: -0.5%
• Active inventory: 17
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$259
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $554

Break-even live

Break-even rent $410

Max offer price $49,400

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: $12,350
• Closing costs: $1,482
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $49,400 Active 159 DOM
2. 2026-06-18
   days on market $49,400 Active 158 DOM
3. 2026-06-17
   days on market $49,400 Active 157 DOM
4. 2026-06-16
   days on market $49,400 Active 156 DOM
5. 2026-06-15
   days on market $49,400 Active 155 DOM
6. 2026-06-14
   days on market $49,400 Active 153 DOM
7. 2026-06-12
   days on market $49,400 Active 152 DOM
8. 2026-06-09
   days on market $49,400 Active 149 DOM
9. 2026-06-08
   days on market $49,400 Active 148 DOM
10. 2026-06-07
    days on market $49,400 Active 147 DOM
11. 2026-06-02
    days on market $49,400 Active 142 DOM
12. 2026-06-01
    days on market $49,400 Active 141 DOM
13. 2026-05-31
    days on market $49,400 Active 140 DOM
14. 2026-05-30
    days on market $49,400 Active 139 DOM
15. 2026-04-06
    price $49,400
16. 2026-04-05
    price $52,000
17. 2026-04-02
    status Active
18. 2026-02-17
    status Active
19. 2026-01-12
    price $71,250
20. 2025-12-19
    price $75,000
21. 2025-11-22
    listed $95,000 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: $527 · $44/mo
• Projected year-2 tax: $527 · $44/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,336
• − Mortgage interest: −$2,767
• − Property taxes: −$527
• − Insurance: −$247
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$1,437
• Taxable income: $6,224
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $5,159/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: Ballard County
• NCES district ID: 2100210
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $42,202
• Composite: 29.99/100
• National rank: #6363
• State rank: #61 of 165 in KY

Livability — La Center

• Score: 59/100
• State rank: #415
• US rank: #20035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,160

Population outlook (Ballard County) Hauer SSP2

• Today (2025): 8,166 people
• By 2030: 8,092 · -0.9%
• By 2040: 7,905 · -3.2%
• By 2050: 7,648 · -6.3%
• By 2075: 7,237 · -11.4%
• By 2100: 6,537 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 4%
• Common ancestry: Serbian 2% Slovak 2% Iranian 1%
• Foreign-born: 4% · Canada

Political lean MEDSL · Ballard

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -27.3pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+59.9 2016: R+57.2 2012: R+37.4 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.80%
• Current HPI: 147.6478
• 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

-48.0% since first listed

7 events — show timeline

• 2026-04-06 Price Changed $49,400 WKRMLS
• 2026-04-05 Price Changed $52,000 WKRMLS
• 2026-04-02 Relisted — WKRMLS
• 2026-02-17 Relisted — WKRMLS
• 2026-01-12 Price Changed $71,250 WKRMLS
• 2025-12-19 Price Changed $75,000 WKRMLS
• 2025-11-22 Listed $95,000 WKRMLS

Property tax history

+12.4%/yr

Latest (2025): $527 · -0.4% YoY. Source: county tax records.