106 N Lynn St · Hodgenville, KY 42748

$119,800

2 bd · 1.0 ba · 700 sqft · Other · 265 Days on market

Built 1949 0.30 ac lot $171/sqft · 12% below area Est $137k · 12% 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 +26.8/30.0
• ARV discount +13.1/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

Key facts

• Covered front porch
• Private backyard
• Storage shed

Tags

• COVERED FRONT PORCH
• PRIVATE BACKYARD
• STORAGE SHED
• EAT-IN KITCHEN
• NEWER HVAC SYSTEM
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.1% in Hodgenville — 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 65/100 on livability (#259 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Larue County (rural): math 26% / reading 40% proficiency, ranked #82 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 65 units permitted in Larue County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $828 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Larue County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $120k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,424 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $136,783
• List price: $119,800
• Delta: -12.42%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,398
• Equity at exit: $17,863

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $27,880
• Equity at exit: $10,358

Cash invested: $33,544 (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 42748

• Home prices YoY: -28.9%
• Active inventory: 79
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$628
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $328

Break-even live

Break-even rent $907

Max offer price $119,800

Occupancy floor 70%

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: $29,950
• Closing costs: $3,594
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $119,800 Active 265 DOM
2. 2026-06-17
   days on market $119,800 Active 264 DOM
3. 2026-06-16
   days on market $119,800 Active 263 DOM
4. 2026-06-15
   days on market $119,800 Active 262 DOM
5. 2026-06-14
   days on market $119,800 Active 260 DOM
6. 2026-06-13
   days on market $119,800 Active 259 DOM
7. 2026-06-10
   days on market $119,800 Active 257 DOM
8. 2026-06-09
   days on market $119,800 Active 256 DOM
9. 2026-06-08
   days on market $119,800 Active 255 DOM
10. 2026-06-07
    days on market $119,800 Active 254 DOM
11. 2026-06-05
    days on market $119,800 Active 251 DOM
12. 2026-06-02
    days on market $119,800 Active 249 DOM
13. 2026-06-01
    days on market $119,800 Active 248 DOM
14. 2026-05-31
    days on market $119,800 Active 247 DOM
15. 2026-05-30
    days on market $119,800 Active 246 DOM
16. 2026-04-01
    price $119,800 498-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

17. 2026-04-01
    price $119,800 497-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

18. 2026-03-13
    price $124,800 498-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

19. 2026-03-13
    price $124,800 497-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

20. 2025-10-20
    price $124,900 498-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

21. 2025-10-20
    price $124,900 497-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

22. 2025-10-01
    price $139,800 497-char remark

    Show marketing remark (498 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

23. 2025-10-01
    price $139,800 498-char remark

    Show marketing remark (498 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

24. 2025-09-26
    price $149,800 498-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

25. 2025-09-26
    listed $149,800 Active 497-char remark

    Show marketing remark (497 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

26. 2025-09-19
    listed $149,800,000 Active 498-char remark

    Show marketing remark (498 chars)

    Charming 2-Bedroom Home Near Downtown This inviting 2-bedroom home is just a short walk from downtown, offering the perfect blend of convenience and comfort. Enjoy your morning coffee on the large covered front porch or relax in the private backyard, complete with a storage shed. Inside, the home features an eat-in kitchen, spacious living area, and the convenience of a washer and dryer included. Recent updates include a newer HVAC system, windows, and roof, giving you peace of mind for years

27. 2024-02-27
    soldstatus $44,040 Closed
28. 2024-02-27
    soldstatus $44,040 Closed
29. 2024-02-26
    soldstatus $44,040
30. 2024-02-06
    status Pending
31. 2024-02-06
    status Pending
32. 2024-02-02
    listed $45,000 Active
33. 2024-02-02
    listed $45,000 Active
34. 2016-12-31
    historical
35. 2016-06-07
    listed $42,000
36. 2000-04-01
    soldstatus $27,500

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$574/yr (+$48/mo · 125.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 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: $15,854
• − Mortgage interest: −$6,711
• − Property taxes: −$457
• − Insurance: −$599
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,485
• Taxable income: $2,066
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,434/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: Larue County
• NCES district ID: 2103180
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $39,784
• Composite: 27.66/100
• National rank: #6918
• State rank: #82 of 165 in KY

Livability — Hodgenville

• Score: 65/100
• State rank: #259
• US rank: #12858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hodgenville, KY
• Population (ZIP): 9,189

Population outlook (Larue County) Hauer SSP2

• Today (2025): 14,441 people
• By 2030: 14,453 · +0.1%
• By 2040: 14,258 · -1.3%
• By 2050: 13,687 · -5.2%
• By 2075: 12,271 · -15.0%
• By 2100: 10,639 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Larue

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+55.4 2012: R+37.8 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.53%
• Current HPI: 241.8077
• 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

+335.6% since first listed

21 events — show timeline

• 2026-04-01 Price Changed $119,800 HKARMLS
• 2026-04-01 Price Changed $119,800 Metro Search MLS
• 2026-03-13 Price Changed $124,800 HKARMLS
• 2026-03-13 Price Changed $124,800 Metro Search MLS
• 2025-10-20 Price Changed $124,900 HKARMLS
• 2025-10-20 Price Changed $124,900 Metro Search MLS
• 2025-10-01 Price Changed $139,800 Metro Search MLS
• 2025-10-01 Price Changed $139,800 HKARMLS
• 2025-09-26 Price Changed $149,800 HKARMLS
• 2025-09-26 Listed $149,800 Metro Search MLS
• 2025-09-19 Listed $149,800,000 HKARMLS
• 2024-02-27 Sold (MLS) $44,040 Metro Search MLS
• 2024-02-27 Sold (MLS) $44,040 HKARMLS
• 2024-02-26 Sold (Public Records) $44,040 Public Records
• 2024-02-06 Pending — Metro Search MLS
• 2024-02-06 Pending — HKARMLS
• 2024-02-02 Listed $45,000 Metro Search MLS
• 2024-02-02 Listed $45,000 HKARMLS
• 2016-12-31 Listing Removed — Metro Search MLS
• 2016-06-07 Listed $42,000 Metro Search MLS
• 2000-04-01 Sold (Public Records) $27,500 Public Records