546 Banta Ln · Pleasureville, KY 40057

$299,900

3 bd · 1.5 ba · 2,112 sqft · Other · 41 Days on market

3.40 ac lot $142/sqft · 37% below area Est $479k · 37% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.0/30.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Immaculate/lovely older 2 story home on 1.0 acres + or - with 4 bedrooms & 1 1/2 bath. All the rooms in this home are nice and large. Kitchen appliances remain &washer/dryer. The room has new floor covering on closed in back porch/mud room. Pantry off kitchen could be used as an office area. Master BR & bath downstairs with 3 bedrooms and 1/2 bath upstairs. Two large walk in closets for bedrooms upstairs. This home has character, style and is in a great area of Shelby County. Property is only approximately 35 mins. to Louisville, 25 mins. to Frankfort and 60 mins. to Lexington. Buyers can have all the charm of country living with city conveniences just minutes away. Nice outside buildings, one is a workshop with heating stove, cellar for storms and storing food items and additional storage bldg. One older shed for storage. The landscaping is beautiful with lots of trees, flowers, and shrubs. This home is located in farming country. Roof is 3 yrs. old and a large front porch for your rocking chairs to enjoy those lazy summer nights. This home would be perfect for a retired couple and first time home buyer.<a href=''http://media.homestore.com/HHQPC5M5.htm '' ><font color=''red'' size=4> Click to View Home Tour 360!</font></a></font>

Key facts

• Quiet street
• Gorgeous trim work
• Original doors

Tags

• 3.4 ACRES
• QUIET STREET
• LARGE ROOMS
• GORGEOUS TRIM WORK
• ORIGINAL DOORS

Property features AI

Finance

• Other: Property sits on approximately 3.4 acres
• HOA & community: No association fee

Exterior

• Parking: See remarks for parking details
• Utilities: Electricity connected; Propane
• Home design: Single-family residence, Cape Cod style; 2 stories; Level lot
• Construction: Vinyl siding; Metal roof; Crawl space and slab foundation; Year built not specified
• Exterior features: See remarks for additional exterior details; Barn(s) on the property

Interior

• Kitchen: Eat-in kitchen; Kitchen on the first floor; Formal dining room adjacent to the kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom on the first floor; All bedrooms located on the first floor
• Bathrooms: 1 full bathroom on the first floor; 1 half bathroom on the first floor
• Heating & cooling: Propane heating; Wall/window air conditioning units
• Interior features: 9 total rooms; 7 closets; No basement; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-701 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (41.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (53.0% below list).
• Recommended offer: $141k (53.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#379 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Shelby County (town): math 26% / reading 37% proficiency, ranked #77 of 165 in KY (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright Elementary (math 28% / reading 32%, grade F, #388 of 676 statewide, top 58%, 457 students, 53% FRL); Shelby County East Middle School (math 26% / reading 44%, grade F, #98 of 217 statewide, top 45%, 552 students, 47% FRL); Shelby County High School (math 24% / reading 36%, grade F, #122 of 254 statewide, top 49%, 994 students, 50% FRL).
• Market conditions: 29 active listings in the ZIP; 237 units permitted in Shelby County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Shelby County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $114k; list at $300k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $140,904 (53.0% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.47% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.02%
• DSCR: 0.55
• GRM: 17.7

CMA / ARV

• ARV (median comp): $479,328
• List price: $299,900
• Delta: -37.43%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $118,527
• Equity at exit: $270,174

10-year hold

• IRR: 16.3%
• Equity multiple: 5.57×
• Total profit: $383,897
• Equity at exit: $582,640

Cash invested: $83,972 (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 40057

• Home prices YoY: 9.8%
• Active inventory: 29
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-701

Break-even live

Break-even rent $2,297

Max offer price $176,005

Occupancy floor —

Sensitivity live

Price	-10% $-532	-5% $-616	+0% $-701	+5% $-786	+10% $-871
Rent	-10% $-813	-5% $-757	+0% $-701	+5% $-646	+10% $-590
Rate	-1.0pp $-550	-0.5pp $-625	base $-701	+0.5pp $-779	+1.0pp $-858

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $299,900 Active 41 DOM
2. 2026-06-18
   days on market $299,900 Active 38 DOM
3. 2026-06-17
   days on market $299,900 Active 37 DOM
4. 2026-06-16
   days on market $299,900 Active 36 DOM
5. 2026-06-15
   days on market $299,900 Active 35 DOM
6. 2026-06-13
   days on market $299,900 Active 33 DOM
7. 2026-06-13
   days on market $299,900 Active 32 DOM
8. 2026-06-10
   days on market $299,900 Active 30 DOM
9. 2026-06-09
   days on market $299,900 Active 29 DOM
10. 2026-06-08
    days on market $299,900 Active 28 DOM
11. 2026-06-07
    days on market $299,900 Active 27 DOM
12. 2026-06-05
    days on market $299,900 Active 24 DOM
13. 2026-06-03
    days on market $299,900 Active 23 DOM
14. 2026-06-02
    days on market $299,900 Active 22 DOM
15. 2026-06-01
    days on market $299,900 Active 21 DOM
16. 2026-05-31
    days on market $299,900 Active 20 DOM
17. 2026-05-18
    price $299,900 338-char remark
18. 2026-05-11
    listed $325,000 Active 338-char remark
19. 2002-12-10
    soldstatus $114,250 1292-char remark

    Show marketing remark (1292 chars)

    Immaculate/lovely older 2 story home on 1.0 acres + or - with 4 bedrooms &amp; 1 1/2 bath. All the rooms in this home are nice and large. Kitchen appliances remain &amp;washer/dryer. The room has new floor covering on closed in back porch/mud room. Pantry off kitchen could be used as an office area. Master BR &amp; bath downstairs with 3 bedrooms and 1/2 bath upstairs. Two large walk in closets for bedrooms upstairs. This home has character, style and is in a great area of Shelby County. Property is only approximately 35 mins. to Louisville, 25 mins. to Frankfort and 60 mins. to Lexington. Buyers can have all the charm of country living with city conveniences just minutes away. Nice outside buildings, one is a workshop with heating stove, cellar for storms and storing food items and additional storage bldg. One older shed for storage. The landscaping is beautiful with lots of trees, flowers, and shrubs. This home is located in farming country. Roof is 3 yrs. old and a large front porch for your rocking chairs to enjoy those lazy summer nights. This home would be perfect for a retired couple and first time home buyer.&lt;a href=''http://media.homestore.com/HHQPC5M5.htm '' &gt;&lt;font color=''red'' size=4&gt; Click to View Home Tour 360!&lt;/font&gt;&lt;/a&gt;&lt;/font&gt;

20. 2002-06-26
    listed $124,900 1292-char remark

    Show marketing remark (1292 chars)

    Immaculate/lovely older 2 story home on 1.0 acres + or - with 4 bedrooms &amp; 1 1/2 bath. All the rooms in this home are nice and large. Kitchen appliances remain &amp;washer/dryer. The room has new floor covering on closed in back porch/mud room. Pantry off kitchen could be used as an office area. Master BR &amp; bath downstairs with 3 bedrooms and 1/2 bath upstairs. Two large walk in closets for bedrooms upstairs. This home has character, style and is in a great area of Shelby County. Property is only approximately 35 mins. to Louisville, 25 mins. to Frankfort and 60 mins. to Lexington. Buyers can have all the charm of country living with city conveniences just minutes away. Nice outside buildings, one is a workshop with heating stove, cellar for storms and storing food items and additional storage bldg. One older shed for storage. The landscaping is beautiful with lots of trees, flowers, and shrubs. This home is located in farming country. Roof is 3 yrs. old and a large front porch for your rocking chairs to enjoy those lazy summer nights. This home would be perfect for a retired couple and first time home buyer.&lt;a href=''http://media.homestore.com/HHQPC5M5.htm '' &gt;&lt;font color=''red'' size=4&gt; Click to View Home Tour 360!&lt;/font&gt;&lt;/a&gt;&lt;/font&gt;

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$1,177/yr (+$98/mo · 84.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,908
• − Mortgage interest: −$16,799
• − Property taxes: −$1,402
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$8,724
• Taxable loss: −$14,222
• Est. tax savings @ 24.0%: +$3,413
• After-tax cash flow: $-5,003/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: Shelby County
• NCES district ID: 2105320
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 37% ▼ -11.00%
• Median HH income: $58,163
• Composite: 28.19/100
• National rank: #6809
• State rank: #77 of 165 in KY

Livability — Pleasureville

• Score: 61/100
• State rank: #379
• US rank: #18051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,275

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 52,947 people
• By 2030: 56,624 · +6.9%
• By 2040: 63,983 · +20.8%
• By 2050: 70,917 · +33.9%
• By 2075: 87,345 · +65.0%
• By 2100: 97,345 · +83.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 5% Iranian 5% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+34.7) · D 31.8% · R 66.5% · Other 1.7%
• 2008→2024 swing: -10.0pp toward R · 2008: -24.7pp · 2024: -34.7pp
• All cycles: 2024: R+34.7 2020: R+29.6 2016: R+33.6 2012: R+27.6 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 268.6994
• 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

+140.1% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $299,900 Metro Search MLS
• 2026-05-11 Listed $325,000 Metro Search MLS
• 2002-12-10 Sold (MLS) $114,250 Metro Search MLS
• 2002-06-26 Listed $124,900 Metro Search MLS

Property tax history

+0.2%/yr

Latest (2025): $1,402 · -0.9% YoY. Source: county tax records.