1213 Shot Hunt Rd · Vine Grove, KY 40175

$35,000

2 bd · 1.0 ba · 1,134 sqft · Other · 2 Days on market

Built 1900 6,534 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house is uninsurable and currently not livable. NoVA/FHA/USDA financing is feasible and likely no bank will issue mortgage money against it in its current state. Originally purchased as a “project house” but the owner didn’t get very much done. The buyer will need to be a skilled workman/ workwoman with the proper tools and access to funds for material, appliances, HVAC, and more (some supplies are in the house). The structure has a metal roof, a covered front porch is an area where there are some very nice well-kept homes, and is in a rural setting. Seller not sure of property lines, recommend survey. Close to Fort Knox and Radcliff Kentucky.

Key facts

• 6,534 sq ft lot
• Built 1900
• Listed 2 days

Property features AI

Finance

• HOA & community: No association fee listed

Exterior

• Parking: See remarks for parking details
• Utilities: Electricity connected
• Home design: Single family residence; One story
• Construction: Built in 1900; Vinyl siding; Metal roof
• Exterior features: Level lot; Lot dimensions approximately 277 x 59 x 211 x 129

Interior

• Kitchen: Eat-in kitchen on the first floor
• Bedrooms: Two bedrooms, both on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Interior features: Eight total rooms; Three closets; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 43.2% vs local median 4.0% in Vine Grove — 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 (#124 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 155 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $17k; list at $35k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 4.67% ✓
• Cap rate: 43.18%
• Cash-on-cash: 131.75%
• DSCR: 6.86
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.41×
• Total profit: $62,863
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 15.59×
• Total profit: $143,009
• Equity at exit: $3,026

Cash invested: $9,800 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $1,076

Break-even live

Break-even rent $271

Max offer price $35,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,096	-5% $1,086	+0% $1,076	+5% $1,066	+10% $1,056
Rent	-10% $947	-5% $1,011	+0% $1,076	+5% $1,140	+10% $1,205
Rate	-1.0pp $1,094	-0.5pp $1,085	base $1,076	+0.5pp $1,067	+1.0pp $1,058

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   status $35,000 Pending 2 DOM
2. 2026-06-17
   days on market $35,000 Active 2 DOM
3. 2026-06-16
   remarks 306-char remark
4. 2026-06-16
   listed $35,000 Active 1 DOM

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $301 · $25/mo
• Expected delta: +$110/yr (+$9/mo · 57.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,594
• − Mortgage interest: −$1,961
• − Property taxes: −$191
• − Insurance: −$175
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$1,018
• Taxable income: $13,115
• Est. tax owed @ 24.0%: −$3,148
• After-tax cash flow: $9,764/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 — Vine Grove

• Score: 72/100
• State rank: #124
• US rank: #5837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,283

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 (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 · 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: ▼ -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

+75.0% since first listed

7 events — show timeline

• 2026-06-13 Listed $35,000 Metro Search MLS
• 2022-02-18 Sold (MLS) $17,000 HKARMLS
• 2021-12-15 Listed $28,000 HKARMLS
• 2018-05-24 Listing Removed — Metro Search MLS
• 2018-02-24 Listed $20,000 Metro Search MLS
• 2018-01-02 Listing Removed — Metro Search MLS
• 2017-10-31 Listed $20,000 Metro Search MLS

Property tax history

+0.1%/yr

Latest (2025): $191 · -1.9% YoY. Source: county tax records.