265 Valley Ct · Fort Knox, KY 40175

$200,000

3 bd · 2.0 ba · 1,620 sqft · Other · 3 Days on market

Built 2001 2.08 ac 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller on this manufactured home with scenic views! This private 2+ acre lot is at the end of a cut-de-sac on Valley Court, just minutes away from Ft Knox and Dixie Hwy. Mature trees and landscaping welcome you through the driveway. Home is move-in ready with new carpeting and all appliances. Metal roof was installed approximately 3 years ago. With some personal touches this home will make the perfect setup!

Key facts

• Wooded private lot
• Large deck
• Office space

Tags

• WOODED PRIVATE LOT
• OPEN CONCEPT
• OFFICE SPACE
• OUTDOOR LIVING SPACE
• LARGE DECK
• FIRE PIT

Property features AI

Finance

• Other: Located in the Jennings Knob subdivision; Directions: From 31W, turn on Joe Prather 313 West towards Brandenburg for 9.9 miles. Turn right onto KY-1882, turn left onto US-60 W, turn right to continue on Thompson Lane N. Drive to Valley Court, home will be on your left.
• HOA & community: No association amenities

Exterior

• Parking: Asphalt parking
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Underground utilities
• Home design: Mobile home (single-family); Residential property
• Construction: Vinyl siding; Metal roof; Block foundation; Built on lot (no basement)
• Exterior features: Deck; Wooded lot

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Eat-in kitchen; Ceiling fans; Wood-burning fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (8.9% below list).
• Recommended offer: $182k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#184 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety A-; Watch: schools D, amenities F, commute 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $182,137 (8.9% below list)

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. 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: 0.91% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.2

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-20,083
• Equity at exit: $29,821

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,774
• Equity at exit: $17,292

Cash invested: $56,000 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $194

Break-even live

Break-even rent $1,575

Max offer price $200,000

Occupancy floor 84%

Sensitivity live

Price	-10% $308	-5% $251	+0% $194	+5% $138	+10% $81
Rent	-10% $51	-5% $122	+0% $194	+5% $266	+10% $338
Rate	-1.0pp $295	-0.5pp $245	base $194	+0.5pp $143	+1.0pp $90

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $200,000 Pending 3 DOM
2. 2026-06-08
   days on market $200,000 Active 3 DOM
3. 2026-06-07
   days on market $200,000 Active 2 DOM
4. 2026-06-07
   remarks 557-char remark
5. 2026-06-07
   listed $200,000 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: $1,348 · $112/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$372/yr (+$31/mo · 27.6%)

ⓘ 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 3% 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: $21,856
• − Mortgage interest: −$11,203
• − Property taxes: −$1,348
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,818
• Taxable loss: −$1,009
• Est. tax savings @ 24.0%: +$242
• After-tax cash flow: $2,575/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 — Fort Knox

• Score: 68/100
• State rank: #184
• US rank: #9091

Category grades

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

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

+153.2% since first listed

6 events — show timeline

• 2026-06-05 Listed $200,000 HKARMLS
• 2020-07-21 Sold (Public Records) $120,000 Public Records
• 2020-07-15 Sold (MLS) $120,000 HKARMLS
• 2020-05-21 Listed $124,900 HKARMLS
• 2003-08-28 Sold (MLS) $69,000 Metro Search MLS
• 2003-05-19 Listed $79,000 Metro Search MLS

Property tax history

+4.9%/yr

Latest (2025): $1,348 · -1.9% YoY. Source: county tax records.