2408 Hill St · Radcliff, KY 40175

$144,900

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 4 Days on market

Built 1959 0.61 ac lot Est $210k · 31% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come tour this 3 bedroom, 1 bathroom, Tri-level home sitting on a gorgeous . 61 acre lot in Hardin county right on the Radcliff / Vine Grove line. Home has a really nice carport that wraps around the right side and rear of the home. Great place to sit and drink your coffee in the morning. There are also 2 storage sheds, an old equipment storage with 3 sides closed, fenced back yard, and the most sturdy dog house i have ever seen in my entire life. Don't Delay. Call today for your personal showing of this fine home.

Key facts

• Fenced back yard
• Tri-level home
• Carport

Tags

• TRI-LEVEL HOME
• GORGEOUS .61 ACRE LOT
• CARPORT
• FENCED BACK YARD
• STORAGE SHEDS
• STURDY DOG HOUSE

Property features AI

Exterior

• Parking: Concrete attached parking
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Brick; Vinyl siding; Shingle roof
• Exterior features: Covered patio; Patio; Chain-link fencing; Fenced yard; Shed(s)

Interior

• Kitchen: Range; Oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove; Forced air; Propane heating
• Interior features: Eat-in kitchen; Finished full walk-out basement
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.0% vs local median 3.5% in Radcliff — 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 (#367 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools 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: 155 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $144,900

Questions for the listing agent

1. Built in 1959 — 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. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $210,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 Hill St	0.00mi	3/1.0 (+1)	1,440 (0%)	0mo	$144,900	$101	95
114 S Osprey Ct	0.23mi	3/2.5 (+1)	1,404 (-2%)	4mo	$215,990	$154	70
132 Red Hawk Dr	0.28mi	3/2.5 (+1)	1,404 (-2%)	4mo	$209,990	$150	69
128 Red Hawk Dr	0.27mi	3/2.5 (+1)	1,404 (-2%)	5mo	$204,990	$146	68
130 Red Hawk Dr	0.28mi	3/2.5 (+1)	1,404 (-2%)	5mo	$214,990	$153	68
126 Red Hawk Dr	0.26mi	3/2.5 (+1)	1,404 (-2%)	6mo	$204,991	$146	68
149 Red Hawk Dr	0.33mi	3/2.5 (+1)	1,404 (-2%)	5mo	$204,990	$146	66
1634 Catalpa Rd	0.51mi	3/2.0 (+1)	1,439 (-0%)	2mo	$149,000	$104	65
1746 Holly Ct	0.48mi	3/2.0 (+1)	1,400 (-3%)	3mo	$216,000	$154	62
1785 Holly Ct	0.57mi	3/1.5 (+1)	1,492 (+4%)	5mo	$150,000	$101	57
775 Cherrywood Dr	0.39mi	3/2.0 (+1)	1,620 (+12%)	3mo	$229,900	$142	50
1205 Glenwood Dr	0.67mi	3/1.5 (+1)	1,560 (+8%)	5mo	$146,625	$94	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,343
• Equity at exit: $21,605

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $25,017
• Equity at exit: $12,528

Cash invested: $40,572 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $333

Break-even live

Break-even rent $1,101

Max offer price $144,900

Occupancy floor 73%

Sensitivity live

Price	-10% $415	-5% $374	+0% $333	+5% $292	+10% $251
Rent	-10% $212	-5% $273	+0% $333	+5% $393	+10% $453
Rate	-1.0pp $406	-0.5pp $370	base $333	+0.5pp $295	+1.0pp $257

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Red Hawk Dr Vine Grove, KY	3.0	2.5	1520	$1,700	$1.12	44d	1	0.33mi
139 S Red Oak Ct Radcliff, KY	2.0–3.0	2.0–3.0	1425	$1,349	$0.95	44d	2	0.90mi
1490 W Elm Rd Radcliff, KY	2.0–3.0	1.0	960	$1,025	$1.07	44d	1	1.02mi

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $144,900 Active

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$648/yr (+$54/mo · 108.2%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,272
• − Mortgage interest: −$8,117
• − Property taxes: −$599
• − Insurance: −$724
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,215
• Taxable income: $1,693
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,587/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 — Radcliff

• Score: 61/100
• State rank: #367
• US rank: #17445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radcliff, KY
• City population: 23,624
• Population (ZIP): 16,283

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -16.55%
• Current HPI: 246.3715
• 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 events — show timeline

• 2026-05-12 Pending — HKARMLS
• 2026-05-08 Listed $144,900 HKARMLS

Property tax history

+5.9%/yr

Latest (2025): $599 · -2.2% YoY. Source: county tax records.