344 Schoolside Dr · Brandenburg, KY 40108

$225,000

3 bd · 2.5 ba · 1,892 sqft · Other · 4 Days on market

Built 2017 0.29 ac lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Story lovely home with 3 bedrooms 2 1/2 baths, with large country kitchen with bar area, dining room, large master with tray ceiling and large master bath and walk-in closet, 2 other spacious bedrooms, has fenced in back yard, concrete drive and 1 car garage

Key facts

• Laundry room
• Ensuite bath
• Walk in closet

Tags

• FULL SUITE OF APPLIANCES
• BREAKFAST BAR
• ENSUITE BATH
• WALK IN CLOSET
• LAUNDRY ROOM
• FENCED REAR YARD

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Shingle roof; Slab foundation
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-9 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (13.4% below list).
• Recommended offer: $195k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Brandenburg — 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 61/100 on livability (#370 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 124 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $165k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,900 (13.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.87% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.6

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-37,039
• Equity at exit: $33,548

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-32,926
• Equity at exit: $19,454

Cash invested: $63,000 (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 40108

• Home prices YoY: -17.0%
• Active inventory: 174
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-9

Break-even live

Break-even rent $1,961

Max offer price $223,322

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $54	+0% $-9	+5% $-73	+10% $-137
Rent	-10% $-163	-5% $-86	+0% $-9	+5% $67	+10% $144
Rate	-1.0pp $104	-0.5pp $48	base $-9	+0.5pp $-68	+1.0pp $-127

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2390 Brandenburg Rd Brandenburg, KY	3.0	2.0	1500	$1,999	$1.33	25d	1	0.62mi
2390 Brandenburg Rd Brandenburg, KY	3.0	2.0	1500	$1,899	$1.27	16d	1	0.62mi

Listing history 12 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   listed $225,000 Active
3. 2019-11-22
   soldstatus $165,400
4. 2019-11-18
   soldstatus $165,400 261-char remark

   Show marketing remark (305 chars)

   2 story very nice and spacious home with 3 bedrooms, 2 1/2 baths, large country kitchen with bar, dining room, very large master with bath and walk-in closet, separate laundry area, 2 other spacious bedrooms, deck, fenced in back yard, 1 car garage, concrete drive way, conveniently located close to town.

5. 2019-11-18
   soldstatus $165,400 305-char remark

   Show marketing remark (305 chars)

   2 story very nice and spacious home with 3 bedrooms, 2 1/2 baths, large country kitchen with bar, dining room, very large master with bath and walk-in closet, separate laundry area, 2 other spacious bedrooms, deck, fenced in back yard, 1 car garage, concrete drive way, conveniently located close to town.

6. 2019-09-12
   listed $176,000 261-char remark

   Show marketing remark (305 chars)

   2 story very nice and spacious home with 3 bedrooms, 2 1/2 baths, large country kitchen with bar, dining room, very large master with bath and walk-in closet, separate laundry area, 2 other spacious bedrooms, deck, fenced in back yard, 1 car garage, concrete drive way, conveniently located close to town.

7. 2019-09-12
   listed $176,000 305-char remark

   Show marketing remark (305 chars)

   2 story very nice and spacious home with 3 bedrooms, 2 1/2 baths, large country kitchen with bar, dining room, very large master with bath and walk-in closet, separate laundry area, 2 other spacious bedrooms, deck, fenced in back yard, 1 car garage, concrete drive way, conveniently located close to town.

8. 2018-03-22
   soldstatus $160,000
9. 2018-03-20
   historical
10. 2018-03-20
    soldstatus $160,000
11. 2017-11-20
    listed $174,500
12. 2017-11-10
    listed $174,500

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $2,509 · $209/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,388
• − Mortgage interest: −$12,603
• − Property taxes: −$2,509
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$6,545
• Taxable loss: −$3,934
• Est. tax savings @ 24.0%: +$944
• After-tax cash flow: $830/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Brandenburg

• Score: 61/100
• State rank: #370
• US rank: #17569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brandenburg, KY
• Population (ZIP): 12,469

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 205.7001
• 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

+28.9% since first listed

12 events — show timeline

• 2026-05-22 Pending — HKARMLS
• 2026-05-18 Listed $225,000 HKARMLS
• 2019-11-22 Sold (Public Records) $165,400 Public Records
• 2019-11-18 Sold (MLS) $165,400 HKARMLS
• 2019-11-18 Sold (MLS) $165,400 Metro Search MLS
• 2019-09-12 Listed $176,000 HKARMLS
• 2019-09-12 Listed $176,000 Metro Search MLS
• 2018-03-22 Sold (Public Records) $160,000 Public Records
• 2018-03-20 Sold (MLS) $160,000 HKARMLS
• 2018-03-20 Listing Removed — Metro Search MLS
• 2017-11-20 Listed $174,500 Metro Search MLS
• 2017-11-10 Listed $174,500 HKARMLS

Property tax history

+34.0%/yr

Latest (2025): $2,509 · -2.4% YoY. Source: county tax records.