5676 Housebridge Rd · Corydon, KY 42406

$119,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 184 Days on market

1.00 ac lot ↓ 36% since listing

---

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 +13.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

Key facts

• 1 acre lot
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $10 ($123/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 $110k (8.4% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#296 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, schools D, amenities F.
• Henderson County (suburban): math 40% / reading 41% proficiency, ranked #29 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 92 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henderson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.92% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.1

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-18,741
• Equity at exit: $17,877

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-15,339
• Equity at exit: $10,367

Cash invested: $33,572 (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 42406

• Active inventory: 14
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $10

Break-even live

Break-even rent $1,085

Max offer price $119,900

Occupancy floor 94%

Sensitivity live

Price	-10% $78	-5% $44	+0% $10	+5% $-24	+10% $-58
Rent	-10% $-76	-5% $-33	+0% $10	+5% $54	+10% $97
Rate	-1.0pp $71	-0.5pp $41	base $10	+0.5pp $-21	+1.0pp $-52

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-21
   soldstatus $115,500 Closed 328-char remark

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

2. 2026-04-20
   status Pending

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

3. 2026-04-20
   status Pending 328-char remark

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

4. 2026-03-07
   price $119,900 328-char remark

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

5. 2026-03-07
   price $119,900

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

6. 2026-02-28
   status Active

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

7. 2026-02-28
   status Active 328-char remark

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

8. 2026-02-27
   status Pending 328-char remark

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

9. 2026-02-27
   status Pending

   Show marketing remark (328 chars)

   THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

10. 2025-12-24
    price $134,900

    Show marketing remark (328 chars)

    THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

11. 2025-12-24
    price $134,900 328-char remark

    Show marketing remark (328 chars)

    THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

12. 2025-11-19
    price $149,900

    Show marketing remark (328 chars)

    THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

13. 2025-11-19
    price $149,900 328-char remark

    Show marketing remark (328 chars)

    THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

14. 2025-10-17
    listed $169,900 Active 328-char remark

    Show marketing remark (328 chars)

    THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

15. 2025-10-17
    listed $169,900 Active

    Show marketing remark (328 chars)

    THIS PROPERTY IS NOW UNDER AUCTION TERMS. ALL BIDS MUST BE SUBMITTED DURING THE AUCTION VIA THE PROPERTY'S LISITING PAGE AT WWW. SERVICELINKAUCTION. COM. THIS SALE IS SUBJECT TO A 5% OR $2,500 MINIMUMS BUYERS PREMIUM PURSUANT TO THE AUCTION TERMS AND CONDITIONS. ALL BIDS WILL BE SUBJECT TO SELLERS APPROVAL (MINIMUMS MAY APPLY)

16. 2024-04-26
    soldstatus $188,400
17. 2024-03-22
    soldstatus $188,400 Closed 328-char remark

    Show marketing remark (328 chars)

    Country living with all the serenity and amazing views you could ask for! Don’t miss this move-in-ready 3 bedroom, 2 bath home. This home offer hardwood floors, updated kitchen and bath(2018), large front porch, spacious living and dining rooms and large master bedroom. HVAC approx. 5 years old, septic recently serviced.

18. 2024-03-14
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Country living with all the serenity and amazing views you could ask for! Don’t miss this move-in-ready 3 bedroom, 2 bath home. This home offer hardwood floors, updated kitchen and bath(2018), large front porch, spacious living and dining rooms and large master bedroom. HVAC approx. 5 years old, septic recently serviced.

19. 2024-01-10
    status Active 328-char remark

    Show marketing remark (328 chars)

    Country living with all the serenity and amazing views you could ask for! Don’t miss this move-in-ready 3 bedroom, 2 bath home. This home offer hardwood floors, updated kitchen and bath(2018), large front porch, spacious living and dining rooms and large master bedroom. HVAC approx. 5 years old, septic recently serviced.

20. 2024-01-06
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Country living with all the serenity and amazing views you could ask for! Don’t miss this move-in-ready 3 bedroom, 2 bath home. This home offer hardwood floors, updated kitchen and bath(2018), large front porch, spacious living and dining rooms and large master bedroom. HVAC approx. 5 years old, septic recently serviced.

21. 2024-01-04
    listed $179,900 Active 328-char remark

    Show marketing remark (328 chars)

    Country living with all the serenity and amazing views you could ask for! Don’t miss this move-in-ready 3 bedroom, 2 bath home. This home offer hardwood floors, updated kitchen and bath(2018), large front porch, spacious living and dining rooms and large master bedroom. HVAC approx. 5 years old, septic recently serviced.

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,174
• − Mortgage interest: −$6,716
• − Property taxes: −$2,140
• − Insurance: −$600
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,488
• Taxable loss: −$1,877
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $574/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: Henderson County
• NCES district ID: 2102710
• Math proficiency: 40% ▼ -19.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $41,772
• Composite: 34.13/100
• National rank: #5285
• State rank: #29 of 165 in KY

Livability — Corydon

• Score: 64/100
• State rank: #296
• US rank: #14189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,446

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 46,910 people
• By 2030: 46,841 · -0.1%
• By 2040: 46,018 · -1.9%
• By 2050: 44,390 · -5.4%
• By 2075: 40,442 · -13.8%
• By 2100: 33,538 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Black 4% Pacific Islander 1%
• Common ancestry: Italian 3% Romanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henderson

• 2024 margin: Strong R (+29.2) · D 34.7% · R 64.0% · Other 1.3%
• 2008→2024 swing: -31.9pp toward R · 2008: 2.6pp · 2024: -29.2pp
• All cycles: 2024: R+29.2 2020: R+24.6 2016: R+27.7 2012: R+11.8 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.63%
• Current HPI: 182.8394
• 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

-35.8% since first listed

21 events — show timeline

• 2026-05-21 Sold (MLS) $115,500 MHCBOR
• 2026-04-20 Pending — HABOR
• 2026-04-20 Pending — MHCBOR
• 2026-03-07 Price Changed $119,900 MHCBOR
• 2026-03-07 Price Changed $119,900 HABOR
• 2026-02-28 Relisted — HABOR
• 2026-02-28 Relisted — MHCBOR
• 2026-02-27 Pending — MHCBOR
• 2026-02-27 Pending — HABOR
• 2025-12-24 Price Changed $134,900 HABOR
• 2025-12-24 Price Changed $134,900 MHCBOR
• 2025-11-19 Price Changed $149,900 HABOR
• 2025-11-19 Price Changed $149,900 MHCBOR
• 2025-10-17 Listed $169,900 HABOR
• 2025-10-17 Listed $169,900 MHCBOR
• 2024-04-26 Sold (Public Records) $188,400 Public Records
• 2024-03-22 Sold (MLS) $188,400 HABOR
• 2024-03-14 Pending — HABOR
• 2024-01-10 Relisted — HABOR
• 2024-01-06 Pending — HABOR
• 2024-01-04 Listed $179,900 HABOR

Property tax history

+10.1%/yr

Latest (2025): $2,140 · +24.0% YoY. Source: county tax records.