101 Logan Ct · Elizabethtown, KY 42701

$225,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 40 Days on market

Built 1984 6,534 sqft lot Est $258k · 13% 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).

• Cash flow +13.7/30.0
• ARV discount +13.2/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour this all brick home on a very nice corner lot! Home features 3 bedrooms, 1 bathroom, newer vinyl thermal windows, updated kitchen with appliances that remain, brand new carpet, 1 car attached garage, storage shed, large front deck, covered back patio, fresh coat of paint, and a great view of the city. Home is move in ready. There is a room in the basement that is listed as a family room but it could also be used as a 4th bedroom if needed. FIRST TIME HOMEBUYERS - ADD THIS ONE TO THE TOP OF YOUR LIST!!

Key facts

• Attached garage
• Finished basement
• Covered back patio

Tags

• FINISHED BASEMENT
• COVERED BACK PATIO
• ATTACHED GARAGE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Shingle roof; 600 sq ft of finished space below grade
• Exterior features: Deck; Covered patio/porch; Patio; Corner lot; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Radiant heating; Electric heating; Window cooling units
• Interior features: Eat-in kitchen; Full finished basement
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $17 ($200/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 $178k (20.8% below list).
• Recommended offer: $178k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Elizabethtown — 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 (#131 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Elizabethtown Independent (urban): math 26% / reading 45% proficiency, ranked #66 of 165 in KY (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Helmwood Heights Elementary School (math 27% / reading 42%, grade F, #301 of 676 statewide, top 48%, 408 students, 52% FRL); Talton K Stone Middle School (math 26% / reading 51%, grade F, #68 of 217 statewide, top 32%, 545 students, 42% FRL); Elizabethtown High School (math 35% / reading 45%, grade F, #39 of 254 statewide, top 15%, 824 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 548 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 40 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $94k; list at $225k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $178,285 (20.8% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $257,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Franklin Ave	0.08mi	3/2.0	1,392 (-1%)	1mo	$235,000	$169	90
430 College St	0.48mi	3/1.5	1,353 (-3%)	1mo	$245,000	$181	69
103 Wintersmith Ct	0.23mi	3/2.5	1,440 (+3%)	20mo	$269,900	$187	62
6 Audubon Ct	0.45mi	4/1.0 (+1)	1,365 (-2%)	14mo	$244,200	$179	58
520 Winding Creek Ct	0.69mi	3/2.0	1,406 (+0%)	10mo	$271,900	$193	54
513 Lincoln Ave Unit B	0.61mi	3/2.0	1,376 (-2%)	13mo	$250,000	$182	54
310 Moore Dr	0.36mi	3/2.0	1,264 (-10%)	11mo	$227,000	$180	53
209 Miles Pass	0.54mi	4/2.0 (+1)	1,501 (+7%)	1mo	$278,899	$186	53
220 Blossom Ln	0.63mi	3/2.5	1,464 (+5%)	11mo	$255,000	$174	48
401 College View Dr	0.67mi	3/2.0	1,480 (+6%)	10mo	$273,000	$184	46
401 Sandy Circle Cir	0.62mi	3/2.5	1,538 (+10%)	10mo	$290,950	$189	40
401 Sandy Cir	0.62mi	3/2.5	1,538 (+10%)	10mo	$290,950	$189	40

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-34,896
• Equity at exit: $33,548

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-26,940
• Equity at exit: $19,454

Cash invested: $63,000 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 548
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $17

Break-even live

Break-even rent $1,762

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $144	-5% $80	+0% $17	+5% $-47	+10% $-111
Rent	-10% $-124	-5% $-54	+0% $17	+5% $87	+10% $158
Rate	-1.0pp $130	-0.5pp $74	base $17	+0.5pp $-42	+1.0pp $-101

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Nicholas St Elizabethtown, KY	2.0–4.0	2.0–3.5	1907	$2,174	$1.14	45d	4	0.81mi

Listing history 26 events

1. 2026-06-21
   days on market $225,000 Active 40 DOM
2. 2026-06-19
   days on market $225,000 Active 38 DOM
3. 2026-06-18
   days on market $225,000 Active 37 DOM
4. 2026-06-17
   days on market $225,000 Active 36 DOM
5. 2026-06-16
   days on market $225,000 Active 35 DOM
6. 2026-06-15
   days on market $225,000 Active 34 DOM
7. 2026-06-14
   days on market $225,000 Active 32 DOM
8. 2026-06-13
   days on market $225,000 Active 31 DOM
9. 2026-06-10
   pricedays on market $225,000 Active 29 DOM
10. 2026-06-09
    days on market $230,000 Active 28 DOM
11. 2026-06-08
    days on market $230,000 Active 27 DOM
12. 2026-06-07
    days on market $230,000 Active 26 DOM
13. 2026-06-05
    days on market $230,000 Active 23 DOM
14. 2026-06-02
    days on market $230,000 Active 21 DOM
15. 2026-06-01
    days on market $230,000 Active 20 DOM
16. 2026-05-31
    days on market $230,000 Active 19 DOM
17. 2026-05-30
    days on market $230,000 Active 18 DOM
18. 2026-05-12
    listed $230,000 Active
19. 2018-02-23
    soldstatus $94,400
20. 2018-02-21
    soldstatus $94,900 516-char remark

    Show marketing remark (516 chars)

    Come tour this all brick home on a very nice corner lot! Home features 3 bedrooms, 1 bathroom, newer vinyl thermal windows, updated kitchen with appliances that remain, brand new carpet, 1 car attached garage, storage shed, large front deck, covered back patio, fresh coat of paint, and a great view of the city. Home is move in ready. There is a room in the basement that is listed as a family room but it could also be used as a 4th bedroom if needed. FIRST TIME HOMEBUYERS - ADD THIS ONE TO THE TOP OF YOUR LIST!!

21. 2017-10-07
    listed $94,900 516-char remark

    Show marketing remark (516 chars)

    Come tour this all brick home on a very nice corner lot! Home features 3 bedrooms, 1 bathroom, newer vinyl thermal windows, updated kitchen with appliances that remain, brand new carpet, 1 car attached garage, storage shed, large front deck, covered back patio, fresh coat of paint, and a great view of the city. Home is move in ready. There is a room in the basement that is listed as a family room but it could also be used as a 4th bedroom if needed. FIRST TIME HOMEBUYERS - ADD THIS ONE TO THE TOP OF YOUR LIST!!

22. 2011-03-03
    soldstatus $74,000
23. 2011-02-28
    soldstatus $74,000 421-char remark

    Show marketing remark (421 chars)

    Remodeled all brick home on corner lot! Features 3 bedrooms and 1 bath, as well as new vinyl thermal windows, updated kitchen, and possible 4th bedroom. All new hardware through out, attached garage and, 10x12 storage unit. New carpet throughout, fresh coat of paint. Great view of the city from the front. Vacant andmove-in ready! FIRST TIME HOME BUYER'S add this home to the top of your list! Property For Sale or Rent.

24. 2011-01-10
    listed $78,900 421-char remark

    Show marketing remark (421 chars)

    Remodeled all brick home on corner lot! Features 3 bedrooms and 1 bath, as well as new vinyl thermal windows, updated kitchen, and possible 4th bedroom. All new hardware through out, attached garage and, 10x12 storage unit. New carpet throughout, fresh coat of paint. Great view of the city from the front. Vacant andmove-in ready! FIRST TIME HOME BUYER'S add this home to the top of your list! Property For Sale or Rent.

25. 2010-09-26
    historical
26. 2010-05-26
    listed $84,900

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$518/yr (+$43/mo · 36.5%)

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

Taxation est. · year 1

• Rental income: $21,394
• − Mortgage interest: −$12,603
• − Property taxes: −$1,417
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$6,545
• Taxable loss: −$3,720
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $1,093/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: Elizabethtown Independent
• NCES district ID: 2101650
• Math proficiency: 26% ▼ -25.00%
• Reading proficiency: 45% ▼ -17.00%
• Median HH income: $36,400
• Composite: 29.39/100
• National rank: #6526
• State rank: #66 of 165 in KY

Livability — Elizabethtown

• Score: 72/100
• State rank: #131
• US rank: #6198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabethtown, KY
• County: Hardin County · 77,611 people
• City population: 53,987
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 53,987
• Household income: $69,619
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1663.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 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: ▼ -96.94%
• Current HPI: 228.7091
• Rent YoY: ▲ 3.32%
• Metro: Elizabethtown-Fort Knox, 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

+170.9% since first listed

9 events — show timeline

• 2026-05-12 Listed $230,000 HKARMLS
• 2018-02-23 Sold (Public Records) $94,400 Public Records
• 2018-02-21 Sold (MLS) $94,900 HKARMLS
• 2017-10-07 Listed $94,900 HKARMLS
• 2011-03-03 Sold (Public Records) $74,000 Public Records
• 2011-02-28 Sold (MLS) $74,000 Metro Search MLS
• 2011-01-10 Listed $78,900 Metro Search MLS
• 2010-09-26 Listing Removed — Metro Search MLS
• 2010-05-26 Listed $84,900 Metro Search MLS

Property tax history

+6.2%/yr

Latest (2025): $1,417 · +1.4% YoY. Source: county tax records.