106 Hardin Ct · Taylorsville, KY 40071

$187,500

3 bd · 1.0 ba · 916 sqft · Other · 38 Days on market

Built 1960 3,868 sqft lot $205/sqft · at area comps Est $191k · at est.

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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 +24.8/30.0
• ARV discount +8.2/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This beautifully remodeled 3-bedroom, 1-bath gem is nestled in the heart of the highly sought-after Taylorsville School District — just minutes from the Marina! Why rent when you can own and start building equity of your own? Fresh neutral paint and modern updates throughout make this home truly move-in ready. Every inch has been thoughtfully upgraded with all-new windows, doors, plumbing, flooring (including subfloor & joists), siding, gutters & fascia, cabinets, counters, light fixtures, and ceiling fans. Updated systems, timeless finishes, and a prime location — this one checks every box. Priced below previously appraised value, this is an opportunit

Key facts

• Remodeled
• All-new doors
• All-new flooring

Tags

• REMODELED
• MINUTES FROM THE MARINA
• ALL-NEW WINDOWS
• ALL-NEW DOORS
• ALL-NEW PLUMBING
• ALL-NEW FLOORING

Property features AI

Finance

• Other: Appraiser-provided building area (916 above-grade living area)
• HOA & community: No association fee; No monthly maintenance

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family bungalow; 1 story
• Construction: Built in 1960; Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Easement on the lot

Interior

• Kitchen: Kitchen (first floor); Dining area adjacent to kitchen
• Bedrooms: 3 bedrooms (all on the first floor); First-floor primary bedroom
• Bathrooms: 1 full bathroom (on the first floor)
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning; 1 HVAC unit for heating and 1 for cooling
• Interior features: 6 total rooms; 4 closets; No basement; Dining area; Living room
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $188k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $182k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Taylorsville — 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 71/100 on livability (#149 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Spencer County (rural): math 41% / reading 46% proficiency, ranked #18 of 165 in KY (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 126 units permitted in Spencer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Spencer County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $190,504
• List price: $187,500
• Delta: -1.58%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-5,038
• Equity at exit: $27,957

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $28,033
• Equity at exit: $16,212

Cash invested: $52,500 (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 40071

• Home prices YoY: -13.4%
• Active inventory: 114
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $399

Break-even live

Break-even rent $1,420

Max offer price $187,500

Occupancy floor 74%

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $187,500 Active 38 DOM
2. 2026-06-17
   days on market $187,500 Active 37 DOM
3. 2026-06-16
   days on market $187,500 Active 36 DOM
4. 2026-06-15
   days on market $187,500 Active 35 DOM
5. 2026-06-13
   pricedays on market $187,500 Active 33 DOM
6. 2026-06-10
   days on market $190,000 Active 30 DOM
7. 2026-06-09
   days on market $190,000 Active 29 DOM
8. 2026-06-08
   days on market $190,000 Active 28 DOM
9. 2026-06-07
   days on market $190,000 Active 27 DOM
10. 2026-06-03
    days on market $190,000 Active 23 DOM
11. 2026-06-02
    days on market $190,000 Active 22 DOM
12. 2026-06-01
    days on market $190,000 Active 21 DOM
13. 2026-05-31
    days on market $190,000 Active 20 DOM
14. 2026-05-11
    listed $190,000 Active 720-char remark
15. 2025-12-22
    price $182,500
16. 2025-12-16
    price $194,500
17. 2025-11-17
    price $210,000
18. 2025-07-15
    soldstatus $425,000
19. 2004-11-01
    historical
20. 2004-08-09
    listed $86,500

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,612 · $134/mo
• Expected delta: +$889/yr (+$74/mo · 122.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $23,102
• − Mortgage interest: −$10,503
• − Property taxes: −$724
• − Insurance: −$938
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,455
• Taxable income: $1,787
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $4,361/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: Spencer County
• NCES district ID: 2105490
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $64,167
• Composite: 38.74/100
• National rank: #4125
• State rank: #18 of 165 in KY

Livability — Taylorsville

• Score: 71/100
• State rank: #149
• US rank: #7189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, KY
• Population (ZIP): 16,702

Population outlook (Spencer County) Hauer SSP2

• Today (2025): 20,077 people
• By 2030: 21,008 · +4.6%
• By 2040: 22,560 · +12.4%
• By 2050: 23,480 · +16.9%
• By 2075: 25,222 · +25.6%
• By 2100: 25,550 · +27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Spencer

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.8% · Other 1.2%
• 2008→2024 swing: -21.2pp toward R · 2008: -35.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+54.3 2016: R+55.5 2012: R+37.7 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.62%
• Current HPI: 274.9283
• 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

+116.8% since first listed

8 events — show timeline

• 2026-06-11 Price Changed $187,500 Metro Search MLS
• 2026-05-11 Listed $190,000 Metro Search MLS
• 2025-12-22 Price Changed $182,500 Metro Search MLS
• 2025-12-16 Price Changed $194,500 Metro Search MLS
• 2025-11-17 Price Changed $210,000 Metro Search MLS
• 2025-07-15 Sold (Public Records) $425,000 Public Records
• 2004-11-01 Listing Removed — Metro Search MLS
• 2004-08-09 Listed $86,500 Metro Search MLS

Property tax history

+12.9%/yr

Latest (2025): $724 · +273.5% YoY. Source: county tax records.