259 University Dr Unit 5-2 · Radcliff, KY 40160

$100,000

2 bd · 1.5 ba · 1,012 sqft · Townhouse · 1 Days on market

Built 1975 Fair condition

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained rental

Key facts

• Garage
• Built 1975

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached 1-car garage
• Utilities: Electricity connected
• Home design: Residential property; Other architectural style; Two stories; Built in 1975
• Construction: Brick construction; Slab foundation; Other roof
• Exterior features: Level lot; No fencing

Interior

• Kitchen: First-floor kitchen; Dining area adjacent to the kitchen
• Bedrooms: Two bedrooms located on the second floor
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Heat pump
• Interior features: Five total rooms; No basement; First-floor living room; First-floor dining area
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.7% 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: Rents rising (+2.2%/yr); 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-9,279
• Equity at exit: $14,910

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,379
• Equity at exit: $8,646

Cash invested: $28,000 (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 40160

• Home prices YoY: -14.1%
• Rents YoY: 2.2%
• Active inventory: 173
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $121

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $190	-5% $156	+0% $121	+5% $87	+10% $52
Rent	-10% $40	-5% $81	+0% $121	+5% $162	+10% $203
Rate	-1.0pp $172	-0.5pp $147	base $121	+0.5pp $95	+1.0pp $69

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1490 W Elm Rd Radcliff, KY	2.0–3.0	1.0	960	$1,025	$1.07	45d	1	0.90mi
139 S Red Oak Ct Radcliff, KY	2.0–3.0	2.0–3.0	1425	$1,349	$0.95	45d	2	1.26mi

Listing history 2 events

1. 2026-06-15
   remarks 22-char remark
2. 2026-06-15
   listed $100,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,341
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,909
• Taxable loss: −$144
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,491/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate updates needed to improve its appearance and value. Repainting and updating the kitchen appliances would be the highest-ROI improvements.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Flooring — Tile flooring in need of cleaning
• Minor Kitchen appliances — Basic appliances, may need updating

Value-add opportunities

• Both Paint the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics
• Both Replace the kitchen appliances — Modern appliances can attract more renters and buyers
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Flooring · Tile flooring in need of cleaning	Minor	$500–3,000
Kitchen appliances · Basic appliances, may need updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the exterior and interior — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Replace the kitchen appliances — Modern appliances can attract more renters and buyers ↑
• Both Landscaping improvements — A well-maintained yard can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Hardin County · 77,611 people
• City population: 23,624
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 23,624
• Household income: $58,506
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 638.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 21% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Korean 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: ▼ -44.02%
• Current HPI: 268.1177
• Rent YoY: ▲ 2.20%
• 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

2 events — show timeline

• 2026-06-15 Pending — Metro Search MLS
• 2026-06-15 Listed $100,000 Metro Search MLS