354 Eve Hwy · Hardyville, KY 42757

$149,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 36 Days on market

Built 1950 2.50 ac lot

---

Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +3.8/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Country charm, peaceful views, and easy access to the Green River, this 3 bedroom, 1 bath farmhouse-style home offers the perfect blend of comfort and outdoor living. Situated on approximately 2.5 acres, this property features scenic rolling countryside views from the covered front porch, creating the ideal place to relax and unwind. Inside, you’ll find over 1,300 square feet of living space with a spacious living room, large eat-in kitchen with island seating, and a functional layout full of character and warmth. The metal roof and covered porch add to the home’s classic farmhouse appeal. Conveniently located just 2.4 miles from Lynn Camp Boat Launch on the Green River, this pr

Key facts

• Covered front porch
• Large eat-in kitchen
• Metal roof

Tags

• PEACEFUL VIEWS
• EASY ACCESS TO THE GREEN RIVER
• COVERED FRONT PORCH
• LARGE EAT-IN KITCHEN
• METAL ROOF

Property features AI

Finance

• Other: Approximately 2.5 acres

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch/patio

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air; Window unit(s); Electric heating
• Interior features: Eat-in kitchen
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-14 ($-172/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.6% below list).
• Recommended offer: $117k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#508 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Hart County (rural): math 21% / reading 38% proficiency, ranked #119 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Memorial Elementary School (math 22% / reading 37%, grade F, #393 of 676 statewide, top 63%, 348 students, 66% FRL); Hart County High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 679 students, 55% FRL).
• Market conditions: 24 active listings in the ZIP; 79 units permitted in Hart County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.8% local appreciation)).
• At projected returns (1.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $61k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,831 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.19×
• Total profit: $7,804
• Equity at exit: $57,219

10-year hold

• IRR: 7.4%
• Equity multiple: 1.98×
• Total profit: $41,046
• Equity at exit: $81,222

Cash invested: $41,720 (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 42757

• Home prices YoY: 0.6%
• Active inventory: 24
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-14

Break-even live

Break-even rent $1,187

Max offer price $146,461

Occupancy floor 96%

Sensitivity live

Price	-10% $70	-5% $28	+0% $-14	+5% $-57	+10% $-99
Rent	-10% $-107	-5% $-61	+0% $-14	+5% $32	+10% $78
Rate	-1.0pp $61	-0.5pp $24	base $-14	+0.5pp $-53	+1.0pp $-92

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $149,000 Active 36 DOM
2. 2026-06-21
   days on market $149,000 Active 35 DOM
3. 2026-06-21
   days on market $149,000 Active 34 DOM
4. 2026-06-18
   days on market $149,000 Active 32 DOM
5. 2026-06-18
   price $149,000 Active 31 DOM
6. 2026-06-17
   days on market $179,000 Active 31 DOM
7. 2026-06-16
   days on market $179,000 Active 30 DOM
8. 2026-06-15
   days on market $179,000 Active 29 DOM
9. 2026-06-13
   days on market $179,000 Active 27 DOM
10. 2026-06-12
    days on market $179,000 Active 26 DOM
11. 2026-06-09
    days on market $179,000 Active 23 DOM
12. 2026-06-08
    days on market $179,000 Active 22 DOM
13. 2026-06-07
    days on market $179,000 Active 21 DOM
14. 2026-06-05
    days on market $179,000 Active 19 DOM
15. 2026-06-04
    days on market $179,000 Active 17 DOM
16. 2026-06-02
    days on market $179,000 Active 16 DOM
17. 2026-06-01
    days on market $179,000 Active 15 DOM
18. 2026-05-31
    days on market $179,000 Active 14 DOM
19. 2026-05-31
    days on market $179,000 Active 13 DOM
20. 2026-05-18
    listed $210,000 Active
21. 2023-07-01
    status Pending
22. 2023-06-30
    historical
23. 2023-06-27
    listed $138,900 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: $1,127 · $94/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$155/yr (+$13/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,020
• − Mortgage interest: −$8,346
• − Property taxes: −$1,127
• − Insurance: −$745
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$4,335
• Taxable loss: −$2,776
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $494/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: Hart County
• NCES district ID: 2102640
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 38% ▼ -20.00%
• Median HH income: $34,931
• Composite: 24.28/100
• National rank: #7714
• State rank: #119 of 165 in KY

Livability — Hardyville

• Score: 49/100
• State rank: #508
• US rank: #25820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,846

Population outlook (Hart County) Hauer SSP2

• Today (2025): 18,897 people
• By 2030: 19,008 · +0.6%
• By 2040: 19,032 · +0.7%
• By 2050: 18,584 · -1.7%
• By 2075: 17,303 · -8.4%
• By 2100: 14,894 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 6% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.6%
• 2008→2024 swing: -29.1pp toward R · 2008: -30.9pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+53.0 2016: R+49.4 2012: R+29.8 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.81%
• Current HPI: 319.5783
• 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

+51.2% since first listed

4 events — show timeline

• 2026-05-18 Listed $210,000 HKARMLS
• 2023-07-01 Pending — Metro Search MLS
• 2023-06-30 Listing Removed — Metro Search MLS
• 2023-06-27 Listed $138,900 Metro Search MLS

Property tax history

+10.6%/yr

Latest (2025): $1,127 · +2.2% YoY. Source: county tax records.