1107 Asbury Cir · Elizabethtown, KY 42701

$158,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 2 Days on market

Built 1972 0.32 ac lot Est $180k · 12% under

---

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 +25.0/30.0
• ARV discount +13.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New carpeting installed in 2012!

Key facts

• Newer furnace
• Quiet cul-de-sac
• Covered carport

Tags

• CORNER LOT
• QUIET CUL-DE-SAC
• COVERED CARPORT
• FRONT PORCH
• MAJOR MECHANICAL UPDATES
• NEWER FURNACE

Property features AI

Finance

• Other: Property type: Residential
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; One HVAC/heating unit; One cooling/HVAC unit
• Home design: Single-family residence; One-story home; Built in 1972
• Construction: Wood frame and brick construction; Shingle roof; Slab foundation
• Exterior features: Corner lot; Lot is approximately 0.32 acres; Subdivision: UNIVERSITY ESTATES

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Three bedrooms total, all on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Six total rooms; Four closets; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 8.9% vs local median 3.5% in Elizabethtown — 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 72/100 on livability (#131 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.
• Hardin County (suburban): math 30% / reading 43% proficiency, ranked #47 of 165 in KY (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 542 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 946 units permitted in Hardin County in 2024 (464 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 $5k of value loss. Plan a longer hold.
• Hardin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $88k; list at $158k implies a 79% gain — meaningful room to come down on a strong offer.

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 $158,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Berea Rd	0.19mi	3/1.0	1,000 (0%)	6mo	$184,000	$184	86
408 Hanover St	0.15mi	3/1.0	1,025 (+2%)	6mo	$152,500	$149	84
1204 Williamsburg Dr	0.06mi	3/1.0	1,075 (+8%)	1mo	$194,000	$180	84
321 Centre Ct	0.08mi	3/1.0	1,000 (0%)	19mo	$145,000	$145	80
314 Kentucky Dr	0.12mi	3/1.0	962 (-4%)	11mo	$193,400	$201	79
317 Centre Ct	0.11mi	3/1.0	999 (-0%)	21mo	$165,000	$165	77
1203 Eastern St	0.23mi	3/1.0	988 (-1%)	13mo	$150,000	$152	76
1318 Kentucky Dr	0.32mi	3/1.0	975 (-2%)	20mo	$167,000	$171	64
1402 Kentucky Dr	0.37mi	3/1.0	1,080 (+8%)	8mo	$197,400	$183	62
1105 Emory Rd	0.32mi	3/1.0	1,125 (+12%)	4mo	$172,000	$153	61
1400 Emory Rd	0.33mi	3/1.0	1,125 (+12%)	11mo	$205,000	$182	55
1301 Emory Rd	0.33mi	3/1.0	1,125 (+12%)	14mo	$215,000	$191	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,198
• Equity at exit: $23,558

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $27,527
• Equity at exit: $13,661

Cash invested: $44,240 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 542
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $344

Break-even live

Break-even rent $1,260

Max offer price $158,000

Occupancy floor 75%

Sensitivity live

Price	-10% $433	-5% $388	+0% $344	+5% $299	+10% $254
Rent	-10% $210	-5% $277	+0% $344	+5% $411	+10% $478
Rate	-1.0pp $423	-0.5pp $384	base $344	+0.5pp $303	+1.0pp $261

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Nicholas St Elizabethtown, KY	2.0–4.0	2.0–3.5	1907	$2,174	$1.14	45d	4	1.49mi

Listing history 6 events

1. 2026-05-17
   status Pending
2. 2026-05-15
   listed $158,000 Active
3. 2013-12-06
   soldstatus $88,500 32-char remark

   Show marketing remark (32 chars)

   New carpeting installed in 2012!

4. 2013-12-06
   soldstatus $88,500

   Show marketing remark (32 chars)

   New carpeting installed in 2012!

5. 2013-05-02
   listed $90,500 32-char remark

   Show marketing remark (32 chars)

   New carpeting installed in 2012!

6. 2006-09-26
   soldstatus $90,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,359 · $113/mo
• Expected delta: +$151/yr (+$13/mo · 12.5%)

ⓘ 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 (unshaded) · 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,336
• − Mortgage interest: −$8,850
• − Property taxes: −$1,208
• − Insurance: −$790
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,596
• Taxable income: $1,637
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $3,732/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: Hardin County
• NCES district ID: 2102490
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $50,728
• Composite: 31.61/100
• National rank: #5945
• State rank: #47 of 165 in KY

Livability — Elizabethtown

• Score: 72/100
• State rank: #131
• US rank: #6198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hardin County · 77,611 people
• City population: 53,987
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 53,987
• Household income: $69,619
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1663.0

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 105,573 people
• By 2030: 103,563 · -1.9%
• By 2040: 97,077 · -8.0%
• By 2050: 88,367 · -16.3%
• By 2075: 65,405 · -38.0%
• By 2100: 42,245 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Hardin

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: -8.7pp toward R · 2008: -20.6pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+24.0 2016: R+30.2 2012: R+20.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.94%
• Current HPI: 228.7091
• Rent YoY: ▲ 3.32%
• Metro: Elizabethtown-Fort Knox, 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

+75.6% since first listed

6 events — show timeline

• 2026-05-17 Pending — Metro Search MLS
• 2026-05-15 Listed $158,000 Metro Search MLS
• 2013-12-06 Sold (Public Records) $88,500 Public Records
• 2013-12-06 Sold (MLS) $88,500 HKARMLS
• 2013-05-02 Listed $90,500 HKARMLS
• 2006-09-26 Sold (Public Records) $90,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,208 · +32.1% YoY. Source: county tax records.