465 Sun Valley Rd · Brandenburg, KY 40108

$97,500

3 bd · 2.0 ba · 924 sqft · Other · 14 Days on market

Built 2000 3.68 ac lot $106/sqft · 53% below area ↓ 2% 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
• Schools +3.8/10.0
• 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

Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

Key facts

• 3.68 acre lot
• Parking
• Built 2000

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: No utilities listed
• Home design: Residential property; Single-story (1 story)
• Construction: Built in 2000; Aluminum siding; Metal roof
• Exterior features: Property sits on approximately 3.68 acres

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Five total rooms; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 12.9% 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: 173 active listings in the ZIP; 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 $674 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.57% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $206,640
• List price: $97,500
• Delta: -52.82%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $18,465
• Equity at exit: $14,538

10-year hold

• IRR: 25.3%
• Equity multiple: 3.21×
• Total profit: $60,264
• Equity at exit: $8,430

Cash invested: $27,300 (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: 173
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$511
• Tax est. 1.5%: −$122 /mo · $1,462/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $538

Break-even live

Break-even rent $853

Max offer price $97,500

Occupancy floor 60%

Sensitivity live

Price	-10% $605	-5% $571	+0% $538	+5% $504	+10% $470
Rent	-10% $416	-5% $477	+0% $538	+5% $598	+10% $659
Rate	-1.0pp $587	-0.5pp $562	base $538	+0.5pp $512	+1.0pp $487

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

2. 2026-05-18
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

3. 2026-05-12
   price $97,500 334-char remark

   Show marketing remark (334 chars)

   Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

4. 2026-05-12
   price $97,500 334-char remark

   Show marketing remark (334 chars)

   Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

5. 2026-05-04
   listed $99,900 Active 334-char remark

   Show marketing remark (334 chars)

   Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

6. 2026-05-04
   listed $99,900 Active 334-char remark

   Show marketing remark (334 chars)

   Situated on 3.68 acres just minutes from town, this property offers plenty of potential for investors, flippers, or buyers looking for a project. The home is in need of significant repairs and updates but provides an opportunity to renovate or reimagine the space to fit your vision. Being sold AS-IS. Cash or conventional loans only.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $18,401
• − Mortgage interest: −$5,462
• − Property taxes: −$1,462
• − Insurance: −$488
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$2,836
• Taxable income: $5,209
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $5,201/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

• 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

-2.4% since first listed

6 events — show timeline

• 2026-05-18 Pending — HKARMLS
• 2026-05-18 Pending — Metro Search MLS
• 2026-05-12 Price Changed $97,500 HKARMLS
• 2026-05-12 Price Changed $97,500 Metro Search MLS
• 2026-05-04 Listed $99,900 Metro Search MLS
• 2026-05-04 Listed $99,900 HKARMLS

Property tax history

-0.9%/yr

Latest (2025): $158 · -1.1% YoY. Source: county tax records.