520 Nest Egg Rd · Camargo, KY 40353

$66,000

3 bd · 2.0 ba · 1,128 sqft · Manufactured · 90 Days on market

Built 2006 0.50 ac lot $59/sqft · 71% below area ↓ 49% 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
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is ready for a little sweat equity. This 3 bedroom, 2 bathroom, home is located in a private setting with a detached oversized garage perfect for a workshop or awesome mancave. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-728379. Equal Housing Opportunity Home is sold "as-is, where-is with no warranties expressed or implied". Equal Housing Opportunity

Key facts

• Mancave
• Private setting
• Workshop

Tags

• PRIVATE SETTING
• DETACHED OVERSIZED GARAGE
• WORKSHOP
• MANCAVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $62k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#307 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, amenities F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $42k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,040 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.05% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.64%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $228,754
• List price: $66,000
• Delta: -71.15%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 2.30×
• Total profit: $24,018
• Equity at exit: $9,841

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $65,782
• Equity at exit: $5,706

Cash invested: $18,480 (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 40353

• Home prices YoY: -24.4%
• Active inventory: 114
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $990/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $544

Break-even live

Break-even rent $661

Max offer price $66,000

Occupancy floor 55%

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-19
   status Pending 506-char remark

   Show marketing remark (506 chars)

   Home is ready for a little sweat equity. This 3 bedroom, 2 bathroom, home is located in a private setting with a detached oversized garage perfect for a workshop or awesome mancave. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-728379. Equal Housing Opportunity Home is sold "as-is, where-is with no warranties expressed or implied". Equal Housing Opportunity

2. 2026-05-12
   price $66,000 506-char remark

   Show marketing remark (506 chars)

   Home is ready for a little sweat equity. This 3 bedroom, 2 bathroom, home is located in a private setting with a detached oversized garage perfect for a workshop or awesome mancave. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-728379. Equal Housing Opportunity Home is sold "as-is, where-is with no warranties expressed or implied". Equal Housing Opportunity

3. 2026-04-21
   price $73,500 506-char remark

   Show marketing remark (506 chars)

   Home is ready for a little sweat equity. This 3 bedroom, 2 bathroom, home is located in a private setting with a detached oversized garage perfect for a workshop or awesome mancave. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-728379. Equal Housing Opportunity Home is sold "as-is, where-is with no warranties expressed or implied". Equal Housing Opportunity

4. 2026-03-30
   price $86,500 506-char remark

   Show marketing remark (506 chars)

   Home is ready for a little sweat equity. This 3 bedroom, 2 bathroom, home is located in a private setting with a detached oversized garage perfect for a workshop or awesome mancave. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-728379. Equal Housing Opportunity Home is sold "as-is, where-is with no warranties expressed or implied". Equal Housing Opportunity

5. 2026-02-18
   listed $108,000 Active 506-char remark

   Show marketing remark (506 chars)

   Home is ready for a little sweat equity. This 3 bedroom, 2 bathroom, home is located in a private setting with a detached oversized garage perfect for a workshop or awesome mancave. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-728379. Equal Housing Opportunity Home is sold "as-is, where-is with no warranties expressed or implied". Equal Housing Opportunity

6. 2022-11-23
   soldstatus $105,000
7. 2022-11-03
   soldstatus $105,000 Closed 806-char remark

   Show marketing remark (806 chars)

   ADORABLE!!! This Newly Updated, 2006 Clayton Mobile Home Offers 3 Bedrooms And 2 Full Baths In Rural Montgomery County! AND ONLY 7 MINUTES FROM THE MOUNTAIN PARKWAY!! This Very Well Maintained Home Has A Layout In Which Works Perfectly For Privacy And Also Allows For An Open Concept In Kitchen/ Living Area! Newly Painted Cabinetry In Both Kitchen And Baths, As Well As, Freshly Painted Walls And Trim Throughout! Brand New Flooring In Kitchen & Bathrooms And A Newly Added Walk In Shower In The Master Bathroom! Home Equipped With A Nice Large Covered Deck Outback AND A Nice Sized Concrete Block Detached Garage With Full Electric, Concrete Floor, & Separate Storage Room Or THE ULTIMATE MAVE CAVE! Only Minutes From Town, Yet Nice Country Setting. Call Today For Your Own Private Tour!

8. 2022-10-03
   status Pending 806-char remark

   Show marketing remark (806 chars)

   ADORABLE!!! This Newly Updated, 2006 Clayton Mobile Home Offers 3 Bedrooms And 2 Full Baths In Rural Montgomery County! AND ONLY 7 MINUTES FROM THE MOUNTAIN PARKWAY!! This Very Well Maintained Home Has A Layout In Which Works Perfectly For Privacy And Also Allows For An Open Concept In Kitchen/ Living Area! Newly Painted Cabinetry In Both Kitchen And Baths, As Well As, Freshly Painted Walls And Trim Throughout! Brand New Flooring In Kitchen & Bathrooms And A Newly Added Walk In Shower In The Master Bathroom! Home Equipped With A Nice Large Covered Deck Outback AND A Nice Sized Concrete Block Detached Garage With Full Electric, Concrete Floor, & Separate Storage Room Or THE ULTIMATE MAVE CAVE! Only Minutes From Town, Yet Nice Country Setting. Call Today For Your Own Private Tour!

9. 2022-09-12
   historical Contingent 806-char remark

   Show marketing remark (806 chars)

   ADORABLE!!! This Newly Updated, 2006 Clayton Mobile Home Offers 3 Bedrooms And 2 Full Baths In Rural Montgomery County! AND ONLY 7 MINUTES FROM THE MOUNTAIN PARKWAY!! This Very Well Maintained Home Has A Layout In Which Works Perfectly For Privacy And Also Allows For An Open Concept In Kitchen/ Living Area! Newly Painted Cabinetry In Both Kitchen And Baths, As Well As, Freshly Painted Walls And Trim Throughout! Brand New Flooring In Kitchen & Bathrooms And A Newly Added Walk In Shower In The Master Bathroom! Home Equipped With A Nice Large Covered Deck Outback AND A Nice Sized Concrete Block Detached Garage With Full Electric, Concrete Floor, & Separate Storage Room Or THE ULTIMATE MAVE CAVE! Only Minutes From Town, Yet Nice Country Setting. Call Today For Your Own Private Tour!

10. 2022-09-03
    price $105,000 806-char remark

    Show marketing remark (806 chars)

    ADORABLE!!! This Newly Updated, 2006 Clayton Mobile Home Offers 3 Bedrooms And 2 Full Baths In Rural Montgomery County! AND ONLY 7 MINUTES FROM THE MOUNTAIN PARKWAY!! This Very Well Maintained Home Has A Layout In Which Works Perfectly For Privacy And Also Allows For An Open Concept In Kitchen/ Living Area! Newly Painted Cabinetry In Both Kitchen And Baths, As Well As, Freshly Painted Walls And Trim Throughout! Brand New Flooring In Kitchen & Bathrooms And A Newly Added Walk In Shower In The Master Bathroom! Home Equipped With A Nice Large Covered Deck Outback AND A Nice Sized Concrete Block Detached Garage With Full Electric, Concrete Floor, & Separate Storage Room Or THE ULTIMATE MAVE CAVE! Only Minutes From Town, Yet Nice Country Setting. Call Today For Your Own Private Tour!

11. 2022-08-12
    price $119,000 806-char remark

    Show marketing remark (806 chars)

    ADORABLE!!! This Newly Updated, 2006 Clayton Mobile Home Offers 3 Bedrooms And 2 Full Baths In Rural Montgomery County! AND ONLY 7 MINUTES FROM THE MOUNTAIN PARKWAY!! This Very Well Maintained Home Has A Layout In Which Works Perfectly For Privacy And Also Allows For An Open Concept In Kitchen/ Living Area! Newly Painted Cabinetry In Both Kitchen And Baths, As Well As, Freshly Painted Walls And Trim Throughout! Brand New Flooring In Kitchen & Bathrooms And A Newly Added Walk In Shower In The Master Bathroom! Home Equipped With A Nice Large Covered Deck Outback AND A Nice Sized Concrete Block Detached Garage With Full Electric, Concrete Floor, & Separate Storage Room Or THE ULTIMATE MAVE CAVE! Only Minutes From Town, Yet Nice Country Setting. Call Today For Your Own Private Tour!

12. 2022-07-24
    listed $129,000 Active 806-char remark

    Show marketing remark (806 chars)

    ADORABLE!!! This Newly Updated, 2006 Clayton Mobile Home Offers 3 Bedrooms And 2 Full Baths In Rural Montgomery County! AND ONLY 7 MINUTES FROM THE MOUNTAIN PARKWAY!! This Very Well Maintained Home Has A Layout In Which Works Perfectly For Privacy And Also Allows For An Open Concept In Kitchen/ Living Area! Newly Painted Cabinetry In Both Kitchen And Baths, As Well As, Freshly Painted Walls And Trim Throughout! Brand New Flooring In Kitchen & Bathrooms And A Newly Added Walk In Shower In The Master Bathroom! Home Equipped With A Nice Large Covered Deck Outback AND A Nice Sized Concrete Block Detached Garage With Full Electric, Concrete Floor, & Separate Storage Room Or THE ULTIMATE MAVE CAVE! Only Minutes From Town, Yet Nice Country Setting. Call Today For Your Own Private Tour!

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,202
• − Mortgage interest: −$3,697
• − Property taxes: −$990
• − Insurance: −$1,128
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$1,920
• Taxable income: $5,875
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $5,119/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Camargo

• Score: 64/100
• State rank: #307
• US rank: #14656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 22,725 people
• Metro: Mount Sterling, KY
• Population (ZIP): 22,725
• Household income: $57,329
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 454.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.89%
• Current HPI: 229.2128
• Rent YoY: —
• Metro: Mount Sterling, KY
• 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

-48.8% since first listed

12 events — show timeline

• 2026-05-19 Pending — ImagineMLS
• 2026-05-12 Price Changed $66,000 ImagineMLS
• 2026-04-21 Price Changed $73,500 ImagineMLS
• 2026-03-30 Price Changed $86,500 ImagineMLS
• 2026-02-18 Listed $108,000 ImagineMLS
• 2022-11-23 Sold (Public Records) $105,000 Public Records
• 2022-11-03 Sold (MLS) $105,000 ImagineMLS
• 2022-10-03 Pending — ImagineMLS
• 2022-09-12 Contingent — ImagineMLS
• 2022-09-03 Price Changed $105,000 ImagineMLS
• 2022-08-12 Price Changed $119,000 ImagineMLS
• 2022-07-24 Listed $129,000 ImagineMLS