113 Allnutt Dr · Frankfort, KY 40601

$75,000

2 bd · 1.0 ba · 1,271 sqft · SingleFamily · 6 Days on market

9,148 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buyer responsible to verify all utilities. Buyer to have utilities turned on if desire inspections, at own expense. Offers subject to court approval. Court approval contract/offer required. Closing to occur no sooner than 31 days from court approval date. Title to be transferred as quit claim deed. Addendum 1 (under other) MUST BE SUBMITTED WITH ALL OFFERS PICTURES ARE ACCURATE DRESS ACCORDINGLY Second lvl has non conforming sqft of 221, per appraiser

Key facts

• 9,148 sq ft lot
• Garage
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.0% vs local median 3.3% in Frankfort — 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 74/100 on livability (#111 in KY, #4,772 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, health & safety F.
• Franklin County (town): math 25% / reading 37% proficiency, ranked #89 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elkhorn Elementary School (math 24% / reading 37%, grade F, #384 of 676 statewide, top 57%, 396 students, 75% FRL); Elkhorn Middle School (math 17% / reading 33%, grade F, #184 of 217 statewide, top 87%, 737 students, 60% FRL); Franklin County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 960 students, 48% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 306 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 123 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $75k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $75,000

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 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?
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: 1.37% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.51%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $208,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Allnutt Dr	0.00mi	2/1.0	1,271 (0%)	0mo	$81,500	$64	100
712 Bradley St	0.25mi	2/1.0	1,243 (-2%)	5mo	$180,000	$145	81
101 Marlowe Ct	0.17mi	3/1.0 (+1)	1,176 (-8%)	1mo	$205,000	$174	74
114 Turnberry Dr	0.35mi	3/2.0 (+1)	1,300 (+2%)	2mo	$261,000	$201	69
105 Marlow Ct	0.17mi	2/1.0	1,414 (+11%)	6mo	$83,600	$59	68
112 Pickett Ave	0.30mi	2/1.0	1,394 (+10%)	4mo	$219,900	$158	67
237 Langford Ave	0.40mi	3/1.0 (+1)	1,200 (-6%)	5mo	$200,000	$167	63
707 Fairview Ave	0.21mi	3/2.0 (+1)	1,150 (-10%)	5mo	$209,900	$183	61
125 Schenkelwood Dr	0.38mi	3/1.5 (+1)	1,175 (-8%)	3mo	$190,000	$162	60
117 Langford Ave	0.25mi	3/1.0 (+1)	1,436 (+13%)	4mo	$150,000	$104	58
109 Crestwood Dr	0.69mi	3/2.0 (+1)	1,318 (+4%)	4mo	$267,000	$203	49
248 Rancho Dr	0.54mi	3/1.0 (+1)	1,088 (-14%)	6mo	$178,000	$164	41

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 · 6.55% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.69×
• Total profit: $14,497
• Equity at exit: $11,183

10-year hold

• IRR: 27.3%
• Equity multiple: 3.80×
• Total profit: $58,800
• Equity at exit: $6,485

Cash invested: $21,000 (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 40601

• Home prices YoY: -26.1%
• Rents YoY: 6.5%
• Active inventory: 306
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $359

Break-even live

Break-even rent $576

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $401	-5% $380	+0% $359	+5% $338	+10% $316
Rent	-10% $277	-5% $318	+0% $359	+5% $400	+10% $440
Rate	-1.0pp $397	-0.5pp $378	base $359	+0.5pp $339	+1.0pp $320

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
565 Schenkel Ln Frankfort, KY	2.0–3.0	1.0–2.0	987	$877	$0.89	15d	8	0.67mi
315 Bypass Plaza Dr Frankfort, KY	2.0–3.0	1.0–2.0	825	$1,049	$1.27	45d	2	1.04mi

Listing history 3 events

1. 2026-03-26
   status Pending
2. 2026-03-20
   listed $75,000 Active
3. 1984-09-01
   soldstatus $38,000

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$275/yr (+$23/mo · 74.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,370
• − Mortgage interest: −$4,201
• − Property taxes: −$370
• − Insurance: −$375
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,182
• Taxable income: $3,262
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,524/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: Franklin County
• NCES district ID: 2102010
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 37% ▼ -14.00%
• Median HH income: $50,879
• Composite: 27.07/100
• National rank: #7049
• State rank: #89 of 165 in KY

Livability — Frankfort

• Score: 74/100
• State rank: #111
• US rank: #4772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frankfort, KY
• County: Franklin County · 51,893 people
• City population: 51,893
• Metro: Frankfort, KY
• Population (ZIP): 51,893
• Household income: $65,732
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 1621.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 52,996 people
• By 2030: 54,049 · +2.0%
• By 2040: 55,561 · +4.8%
• By 2050: 56,677 · +6.9%
• By 2075: 59,458 · +12.2%
• By 2100: 58,885 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 46.6% · R 51.4% · Other 2.0%
• 2008→2024 swing: -4.2pp toward R · 2008: -0.6pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: R+0.9 2016: R+4.6 2012: D+0.8 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.43%
• Current HPI: 248.0324
• Rent YoY: ▲ 6.55%
• Metro: Frankfort, 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

+97.4% since first listed

3 events — show timeline

• 2026-03-26 Pending — Metro Search MLS
• 2026-03-20 Listed $75,000 Metro Search MLS
• 1984-09-01 Sold (Public Records) $38,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $370 · -7.0% YoY. Source: county tax records.