801 Charlene Dr · Vine Grove, KY 40175

$220,000

3 bd · 1.0 ba · 1,750 sqft · SingleFamily public records · 55 Days on market

Built 1980 9,148 sqft lot Est $315k · 30% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom ranch home with 1713 finished sq feet plus 300 unfinished space for storage. Kitchen features a beautiful glass backsplash and stainless steel appliances. The basement has a family room, storage space, and an additional room perfect for crafting. Schedule a showing today!

Key facts

• Glass backsplash
• Extra storage
• Bonus room

Tags

• GLASS BACKSPLASH
• STAINLESS STEEL APPLIANCES
• EXTRA STORAGE
• BONUS ROOM

Property features AI

Finance

• Other: Lot approximately 0.21 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Stone and vinyl siding exterior; Shingle roof; Below-grade finished area included
• Exterior features: Deck; Covered patio/porch; Patio; Porch; Chain link fence

Interior

• Kitchen: Dishwasher, Microwave, Refrigerator, Electric Range
• Flooring: Carpet, Concrete, Hardwood, Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Dishwasher, Microwave, Refrigerator, Electric Range, Electric water heater; Basement with partial finish, sump pump and walk-out access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $78 ($939/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 $185k (15.9% below list).
• Recommended offer: $185k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in Vine Grove — 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 (#124 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: North Park Elementary School (609 students, 67% FRL); James T Alton Middle School (math 29% / reading 46%, grade F, #73 of 217 statewide, top 36%, 666 students, 46% FRL); North Hardin High School (math 26% / reading 33%, grade F, #127 of 254 statewide, top 58%, 1,651 students, 50% FRL).
• Market conditions: 163 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 55 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $175k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $185,000 (15.9% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $315,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Victory Lake Dr	0.33mi	3/2.0	1,635 (-7%)	1mo	$295,000	$180	69
807 Elmhurst Ave	0.12mi	3/1.0	1,525 (-13%)	11mo	$199,500	$131	64
420 Lambrusco Way	0.67mi	3/2.0	1,762 (+1%)	2mo	$345,000	$196	62
131 Piedmont Drive East Dr	0.39mi	3/2.0	1,565 (-11%)	5mo	$279,300	$178	56
111 Blatina Dr	0.69mi	3/2.0	1,762 (+1%)	8mo	$345,000	$196	56
106 Blatina Dr	0.73mi	3/2.0	1,762 (+1%)	6mo	$349,900	$199	56
128 Ditto Ln	0.69mi	4/2.0 (+1)	1,722 (-2%)	1mo	$269,000	$156	55
129 E Piedmont Dr	0.40mi	3/2.0	1,568 (-10%)	10mo	$300,000	$191	51
203 Creekvale Ct	0.41mi	4/2.5 (+1)	1,947 (+11%)	4mo	$305,000	$157	48
101 Otter Creek Rd	0.54mi	3/2.0	1,968 (+12%)	3mo	$130,000	$66	48
146 Shirley Blvd	0.70mi	3/2.0	1,966 (+12%)	2mo	$350,000	$178	42
103 Blatina Dr	0.72mi	4/2.0 (+1)	1,945 (+11%)	3mo	$359,000	$185	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-30,722
• Equity at exit: $32,803

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-20,564
• Equity at exit: $19,022

Cash invested: $61,600 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 163
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $78

Break-even live

Break-even rent $1,751

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $203	-5% $141	+0% $78	+5% $16	+10% $-46
Rent	-10% $-68	-5% $5	+0% $78	+5% $151	+10% $224
Rate	-1.0pp $189	-0.5pp $134	base $78	+0.5pp $21	+1.0pp $-37

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Cedarcrest Dr Vine Grove, KY	4.0	2.0	1674	$1,850	$1.11	45d	1	0.18mi

Listing history 32 events

1. 2026-06-22
   days on market $220,000 Active 55 DOM
2. 2026-06-19
   days on market $220,000 Active 53 DOM
3. 2026-06-18
   days on market $220,000 Active 52 DOM
4. 2026-06-17
   days on market $220,000 Active 51 DOM
5. 2026-06-16
   days on market $220,000 Active 50 DOM
6. 2026-06-15
   days on market $220,000 Active 49 DOM
7. 2026-06-14
   days on market $220,000 Active 47 DOM
8. 2026-06-13
   days on market $220,000 Active 46 DOM
9. 2026-06-10
   days on market $220,000 Active 44 DOM
10. 2026-06-09
    days on market $220,000 Active 43 DOM
11. 2026-06-08
    days on market $220,000 Active 42 DOM
12. 2026-06-07
    days on market $220,000 Active 41 DOM
13. 2026-06-03
    days on market $220,000 Active 37 DOM
14. 2026-06-02
    days on market $220,000 Active 36 DOM
15. 2026-06-01
    days on market $220,000 Active 35 DOM
16. 2026-05-31
    days on market $220,000 Active 34 DOM
17. 2026-05-30
    days on market $220,000 Active 33 DOM
18. 2026-05-11
    price $220,000
19. 2026-04-27
    listed $225,000 Active
20. 2021-12-02
    soldstatus $175,000
21. 2021-11-30
    soldstatus $175,000 291-char remark

    Show marketing remark (291 chars)

    Charming 3 Bedroom ranch home with 1713 finished sq feet plus 300 unfinished space for storage. Kitchen features a beautiful glass backsplash and stainless steel appliances. The basement has a family room, storage space, and an additional room perfect for crafting. Schedule a showing today!

22. 2021-10-22
    listed $169,000 291-char remark

    Show marketing remark (291 chars)

    Charming 3 Bedroom ranch home with 1713 finished sq feet plus 300 unfinished space for storage. Kitchen features a beautiful glass backsplash and stainless steel appliances. The basement has a family room, storage space, and an additional room perfect for crafting. Schedule a showing today!

23. 2019-10-22
    soldstatus $138,500 344-char remark

    Show marketing remark (344 chars)

    Beautiful 3 bedroom ranch home with a covered front porch and a rear deck provides plenty of entertaining space. The updated eat-in kitchen features glass backslash and stainless steel appliances. A family room and bonus room in the basement leaves room for every member of the family. Freshly painted, new flooring, newer roof and HVAC system.

24. 2019-10-22
    soldstatus $138,500

    Show marketing remark (344 chars)

    Beautiful 3 bedroom ranch home with a covered front porch and a rear deck provides plenty of entertaining space. The updated eat-in kitchen features glass backslash and stainless steel appliances. A family room and bonus room in the basement leaves room for every member of the family. Freshly painted, new flooring, newer roof and HVAC system.

25. 2019-10-22
    soldstatus $138,500

    Show marketing remark (344 chars)

    Beautiful 3 bedroom ranch home with a covered front porch and a rear deck provides plenty of entertaining space. The updated eat-in kitchen features glass backslash and stainless steel appliances. A family room and bonus room in the basement leaves room for every member of the family. Freshly painted, new flooring, newer roof and HVAC system.

26. 2019-08-20
    listed $149,900 344-char remark

    Show marketing remark (344 chars)

    Beautiful 3 bedroom ranch home with a covered front porch and a rear deck provides plenty of entertaining space. The updated eat-in kitchen features glass backslash and stainless steel appliances. A family room and bonus room in the basement leaves room for every member of the family. Freshly painted, new flooring, newer roof and HVAC system.

27. 2019-08-20
    listed $149,900

    Show marketing remark (344 chars)

    Beautiful 3 bedroom ranch home with a covered front porch and a rear deck provides plenty of entertaining space. The updated eat-in kitchen features glass backslash and stainless steel appliances. A family room and bonus room in the basement leaves room for every member of the family. Freshly painted, new flooring, newer roof and HVAC system.

28. 2019-02-04
    soldstatus $70,212
29. 2019-01-02
    listed $56,000
30. 2017-10-11
    historical
31. 2017-04-13
    listed $88,000
32. 2009-12-15
    soldstatus $96,000

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$237/yr (+$20/mo · 14.3%)

ⓘ 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 ≥104°F today · 19 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: $22,200
• − Mortgage interest: −$12,323
• − Property taxes: −$1,655
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,400
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $1,618/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: 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 — Vine Grove

• Score: 72/100
• State rank: #124
• US rank: #5837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vine Grove, KY
• Population (ZIP): 16,283

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -16.55%
• Current HPI: 246.3715
• 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

+129.2% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $220,000 HKARMLS
• 2026-04-27 Listed $225,000 HKARMLS
• 2021-12-02 Sold (Public Records) $175,000 Public Records
• 2021-11-30 Sold (MLS) $175,000 HKARMLS
• 2021-10-22 Listed $169,000 HKARMLS
• 2019-10-22 Sold (Public Records) $138,500 Public Records
• 2019-10-22 Sold (MLS) $138,500 HKARMLS
• 2019-10-22 Sold (MLS) $138,500 Metro Search MLS
• 2019-08-20 Listed $149,900 HKARMLS
• 2019-08-20 Listed $149,900 Metro Search MLS
• 2019-02-04 Sold (MLS) $70,212 HKARMLS
• 2019-01-02 Listed $56,000 HKARMLS
• 2017-10-11 Listing Removed — Metro Search MLS
• 2017-04-13 Listed $88,000 Metro Search MLS
• 2009-12-15 Sold (Public Records) $96,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,655 · +0.3% YoY. Source: county tax records.