436 N Greenville St · Harrodsburg, KY 40330

$162,900

5 bd · 2.0 ba · 2,010 sqft · MultiFamily public records · 137 Days on market

4,963 sqft lot $81/sqft · 11% below area Est $184k · 11% under

---

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 +26.3/30.0
• ARV discount +12.6/15.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This duplex offers a flexible rental setup with two separate units in Harrodsburg. One unit features three bedrooms and one bathroom, while the second unit offers two bedrooms and one bathroom, appealing to a broad tenant base. Heating and cooling are split between the units, with one unit using a furnace and window air conditioning, and the other equipped with mini split systems. The landlord currently covers water and gas, keeping utilities centralized and management straightforward. With two distinct units, practical layouts, and steady rental demand in the area, this property presents a solid opportunity for investors looking to add a small multi-unit to their portfolio. **Do not disturb tenant**

Key facts

• 4,963 sq ft lot
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $163k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.5% in Harrodsburg — 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 67/100 on livability (#215 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Mercer County (town): math 23% / reading 36% proficiency, ranked #107 of 165 in KY (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 156 active listings in the ZIP; 148 units permitted in Mercer 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 $5k of value loss. Plan a longer hold.
• Mercer County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $163k implies a 196% gain — meaningful room to come down on a strong offer.

Recommended offer $143,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $183,937
• List price: $162,900
• Delta: -11.44%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $393
• Equity at exit: $24,289

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $34,616
• Equity at exit: $14,085

Cash invested: $45,612 (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 40330

• Home prices YoY: -33.9%
• Active inventory: 156
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$854
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $422

Break-even live

Break-even rent $1,206

Max offer price $162,900

Occupancy floor 71%

Sensitivity live

Price	-10% $514	-5% $468	+0% $422	+5% $376	+10% $330
Rent	-10% $284	-5% $353	+0% $422	+5% $491	+10% $559
Rate	-1.0pp $504	-0.5pp $463	base $422	+0.5pp $380	+1.0pp $337

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,740
Total (2 units)			$1,740

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $162,900 Active 137 DOM
2. 2026-06-19
   days on market $162,900 Active 135 DOM
3. 2026-06-18
   days on market $162,900 Active 134 DOM
4. 2026-06-17
   days on market $162,900 Active 133 DOM
5. 2026-06-16
   days on market $162,900 Active 132 DOM
6. 2026-06-15
   days on market $162,900 Active 131 DOM
7. 2026-06-14
   days on market $162,900 Active 129 DOM
8. 2026-06-12
   days on market $162,900 Active 128 DOM
9. 2026-06-09
   days on market $162,900 Active 125 DOM
10. 2026-06-09
    price $162,900 Active 124 DOM
11. 2026-06-08
    days on market $163,900 Active 124 DOM
12. 2026-06-07
    days on market $163,900 Active 123 DOM
13. 2026-06-07
    days on market $163,900 Active 122 DOM
14. 2026-06-02
    days on market $163,900 Active 118 DOM
15. 2026-06-01
    price $163,900 Active 117 DOM
16. 2026-06-01
    days on market $169,900 Active 117 DOM
17. 2026-05-31
    days on market $169,900 Active 116 DOM
18. 2026-05-30
    days on market $169,900 Active 115 DOM
19. 2026-05-09
    price $169,900 711-char remark

    Show marketing remark (711 chars)

    This duplex offers a flexible rental setup with two separate units in Harrodsburg. One unit features three bedrooms and one bathroom, while the second unit offers two bedrooms and one bathroom, appealing to a broad tenant base. Heating and cooling are split between the units, with one unit using a furnace and window air conditioning, and the other equipped with mini split systems. The landlord currently covers water and gas, keeping utilities centralized and management straightforward. With two distinct units, practical layouts, and steady rental demand in the area, this property presents a solid opportunity for investors looking to add a small multi-unit to their portfolio. **Do not disturb tenant**

20. 2026-04-24
    price $171,900 711-char remark

    Show marketing remark (711 chars)

    This duplex offers a flexible rental setup with two separate units in Harrodsburg. One unit features three bedrooms and one bathroom, while the second unit offers two bedrooms and one bathroom, appealing to a broad tenant base. Heating and cooling are split between the units, with one unit using a furnace and window air conditioning, and the other equipped with mini split systems. The landlord currently covers water and gas, keeping utilities centralized and management straightforward. With two distinct units, practical layouts, and steady rental demand in the area, this property presents a solid opportunity for investors looking to add a small multi-unit to their portfolio. **Do not disturb tenant**

21. 2026-04-02
    price $174,900 711-char remark

    Show marketing remark (711 chars)

    This duplex offers a flexible rental setup with two separate units in Harrodsburg. One unit features three bedrooms and one bathroom, while the second unit offers two bedrooms and one bathroom, appealing to a broad tenant base. Heating and cooling are split between the units, with one unit using a furnace and window air conditioning, and the other equipped with mini split systems. The landlord currently covers water and gas, keeping utilities centralized and management straightforward. With two distinct units, practical layouts, and steady rental demand in the area, this property presents a solid opportunity for investors looking to add a small multi-unit to their portfolio. **Do not disturb tenant**

22. 2026-03-28
    price $178,900 711-char remark

    Show marketing remark (711 chars)

    This duplex offers a flexible rental setup with two separate units in Harrodsburg. One unit features three bedrooms and one bathroom, while the second unit offers two bedrooms and one bathroom, appealing to a broad tenant base. Heating and cooling are split between the units, with one unit using a furnace and window air conditioning, and the other equipped with mini split systems. The landlord currently covers water and gas, keeping utilities centralized and management straightforward. With two distinct units, practical layouts, and steady rental demand in the area, this property presents a solid opportunity for investors looking to add a small multi-unit to their portfolio. **Do not disturb tenant**

23. 2026-02-04
    listed $179,900 Active 711-char remark

    Show marketing remark (711 chars)

    This duplex offers a flexible rental setup with two separate units in Harrodsburg. One unit features three bedrooms and one bathroom, while the second unit offers two bedrooms and one bathroom, appealing to a broad tenant base. Heating and cooling are split between the units, with one unit using a furnace and window air conditioning, and the other equipped with mini split systems. The landlord currently covers water and gas, keeping utilities centralized and management straightforward. With two distinct units, practical layouts, and steady rental demand in the area, this property presents a solid opportunity for investors looking to add a small multi-unit to their portfolio. **Do not disturb tenant**

24. 2021-09-13
    soldstatus $55,000
25. 2019-03-08
    soldstatus $37,000 Sold 239-char remark

    Show marketing remark (239 chars)

    Cash cow!! This rare downtown duplex is hitting the market and needs a new owner. Currently, one tenant is renting both sides at $500.00 per month. Seller is selling as-is with inspections welcomed. **All showings require 48 hour notice.**

26. 2019-02-12
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Cash cow!! This rare downtown duplex is hitting the market and needs a new owner. Currently, one tenant is renting both sides at $500.00 per month. Seller is selling as-is with inspections welcomed. **All showings require 48 hour notice.**

27. 2018-12-13
    listed $44,500 Active 239-char remark

    Show marketing remark (239 chars)

    Cash cow!! This rare downtown duplex is hitting the market and needs a new owner. Currently, one tenant is renting both sides at $500.00 per month. Seller is selling as-is with inspections welcomed. **All showings require 48 hour notice.**

28. 2015-08-01
    historical
29. 2015-01-27
    listed $34,900
30. 2012-01-29
    historical
31. 2011-10-28
    soldstatus $28,500
32. 2011-07-29
    listed $42,500
33. 2011-01-11
    soldstatus $10,000
34. 2010-12-14
    historical
35. 2010-11-29
    listed $10,000

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: +$1,034/yr (+$86/mo · 281.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,880
• − Mortgage interest: −$9,125
• − Property taxes: −$367
• − Insurance: −$814
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,739
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $4,464/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: Mercer County
• NCES district ID: 2104110
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 36% ▼ -22.00%
• Median HH income: $44,751
• Composite: 25.24/100
• National rank: #7501
• State rank: #107 of 165 in KY

Livability — Harrodsburg

• Score: 67/100
• State rank: #215
• US rank: #10436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrodsburg, KY
• Population (ZIP): 20,805

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 21,538 people
• By 2030: 21,366 · -0.8%
• By 2040: 20,666 · -4.0%
• By 2050: 19,372 · -10.1%
• By 2075: 15,973 · -25.8%
• By 2100: 11,426 · -46.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Arabic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+50.6) · D 24.0% · R 74.5% · Other 1.5%
• 2008→2024 swing: -14.6pp toward R · 2008: -36.0pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+46.6 2016: R+50.5 2012: R+38.8 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -119.43%
• Current HPI: 233.0699
• 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

+1599.0% since first listed

17 events — show timeline

• 2026-05-09 Price Changed $169,900 ImagineMLS
• 2026-04-24 Price Changed $171,900 ImagineMLS
• 2026-04-02 Price Changed $174,900 ImagineMLS
• 2026-03-28 Price Changed $178,900 ImagineMLS
• 2026-02-04 Listed $179,900 ImagineMLS
• 2021-09-13 Sold (Public Records) $55,000 Public Records
• 2019-03-08 Sold (MLS) $37,000 ImagineMLS
• 2019-02-12 Pending — ImagineMLS
• 2018-12-13 Listed $44,500 ImagineMLS
• 2015-08-01 Listing Removed — ImagineMLS
• 2015-01-27 Listed $34,900 ImagineMLS
• 2012-01-29 Listing Removed — ImagineMLS
• 2011-10-28 Sold (Public Records) $28,500 Public Records
• 2011-07-29 Listed $42,500 ImagineMLS
• 2011-01-11 Sold (MLS) $10,000 ImagineMLS
• 2010-12-14 Listing Removed — ImagineMLS
• 2010-11-29 Listed $10,000 ImagineMLS

Property tax history

+1.9%/yr

Latest (2025): $367 · -65.2% YoY. Source: county tax records.