128 James St · Elizabethtown, KY 42701

$110,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 3 Days on market

Built 1951 4,792 sqft lot Est $173k · 37% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedroom cottage home with a enclosed rear porch is in an excellent location directly across from Etown High School. House has good bones and a lot of potential for an investor, flipper or fixer upper. Home is livable but needs some work. Since it will not currently go FHA, VA or USDA financing seller prefers a cash or conventional offer as property is being sold AS IS.

Key facts

• Enclosed rear porch
• Excellent location
• 4,792 sq ft lot

Tags

• ENCLOSED REAR PORCH
• EXCELLENT LOCATION
• ACROSS FROM ETOWN HIGH SCHOOL

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Asbestos exterior material; Shingle roof
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Gas Range
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Gas Range; Gas Water Heater; Hardwood floors; Tile floors; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.5% vs local median 3.4% 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: Morningside Elementary School (math 21% / reading 38%, grade F, #393 of 676 statewide, top 63%, 452 students, 50% 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; 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 $761 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $173,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 James St	0.00mi	2/1.0	952 (0%)	0mo	$101,000	$106	100
517 Henry St	0.28mi	3/1.0 (+1)	1,000 (+5%)	2mo	$189,000	$189	72
626 N Miles St	0.35mi	3/1.0 (+1)	1,000 (+5%)	8mo	$182,600	$183	64
211 Hardin St	0.24mi	3/1.0 (+1)	1,025 (+8%)	9mo	$152,500	$149	63
109 Vertrees Ct	0.49mi	2/1.0	1,040 (+9%)	3mo	$95,000	$91	59
305 E Poplar St	0.55mi	2/1.0	936 (-2%)	17mo	$164,900	$176	57
312 Jefferson St	0.47mi	3/1.0 (+1)	939 (-1%)	20mo	$180,500	$192	54
1110 N Main St	0.70mi	2/2.0	1,000 (+5%)	7mo	$270,000	$270	49
221 Mantle Ave	0.73mi	2/1.0	832 (-13%)	2mo	$185,500	$223	44
308 Central Ave	0.39mi	3/1.0 (+1)	1,084 (+14%)	15mo	$190,000	$175	41
211 Haycraft St	0.56mi	2/1.0	840 (-12%)	17mo	$153,000	$182	40
312 Sunny St	0.71mi	3/1.0 (+1)	1,008 (+6%)	15mo	$164,300	$163	39

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,089
• Equity at exit: $16,401

10-year hold

• IRR: 10.8%
• Equity multiple: 1.86×
• Total profit: $26,406
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $291

Break-even live

Break-even rent $887

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $353	-5% $322	+0% $291	+5% $260	+10% $229
Rent	-10% $192	-5% $241	+0% $291	+5% $340	+10% $390
Rate	-1.0pp $346	-0.5pp $319	base $291	+0.5pp $262	+1.0pp $233

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 David Ct Elizabethtown, KY	1.0–2.0	1.0–1.5	780	$985	$1.26	45d	15	0.91mi
206 Cole Gray Blvd Elizabethtown, KY	2.0–3.0	1.5–2.5	1730	$1,399	$0.81	5d	1	0.93mi

Listing history 1 events

1. 2026-05-27
   listed $110,000 Active

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$6/yr ($0/mo · 0.6%)

ⓘ 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 · 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: $15,067
• − Mortgage interest: −$6,162
• − Property taxes: −$940
• − Insurance: −$550
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,200
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,057/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

1 event — show timeline

• 2026-05-27 Listed $110,000 HKARMLS

Property tax history

+5.5%/yr

Latest (2025): $940 · +1.9% YoY. Source: county tax records.