124 Cooper Dr · Lebanon, KY 40033

$1

3 bd · 2.5 ba · 2,324 sqft · SingleFamily public records · 24 Days on market

Built 1978 0.34 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit AUCTION COM LLC to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed. "

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1978

Property features AI

Finance

• Other: Lot approximately 0.34 acre (public records)

Exterior

• Parking: Attached garage; Property has a garage
• Utilities: Public water; Other sewer service
• Home design: One and one-half story home
• Construction: Brick veneer and vinyl siding exterior; Composition roof; Slab foundation (and other foundation types)
• Exterior features: Other exterior features; Shed(s)

Interior

• Kitchen: Other appliances
• Bedrooms: 2 total rooms (includes bedrooms and other rooms)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Other interior features; Fireplace
• Laundry & utility: Laundry located on lower level

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 71/100 on livability (#150 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Marion County (rural): math 30% / reading 38% proficiency, ranked #75 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lebanon Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 359 students, 75% FRL); Marion County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 665 students, 50% FRL).
• Market conditions: 25 active listings in the ZIP; 51 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Marion County population projected at -19% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. Built in 1978 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 127854.00% ✓
• Cap rate: 1212053.92%
• Cash-on-cash: 4328741.53%
• DSCR: 192605.64
• GRM: 0.0

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: —
• Equity multiple: 229819.19×
• Total profit: $64,349
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 496242.20×
• Total profit: $138,948
• Equity at exit: $0

Cash invested: $0 (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 40033

• Home prices YoY: -33.0%
• Active inventory: 25

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $1,010

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $1 Active 24 DOM
2. 2026-06-18
   days on market $1 Active 23 DOM
3. 2026-06-17
   days on market $1 Active 22 DOM
4. 2026-06-16
   days on market $1 Active 21 DOM
5. 2026-06-15
   days on market $1 Active 20 DOM
6. 2026-06-14
   days on market $1 Active 18 DOM
7. 2026-06-12
   days on market $1 Active 17 DOM
8. 2026-06-09
   days on market $1 Active 14 DOM
9. 2026-06-08
   days on market $1 Active 13 DOM
10. 2026-06-07
    days on market $1 Active 12 DOM
11. 2026-06-02
    days on market $1 Active 7 DOM
12. 2026-06-01
    days on market $1 Active 6 DOM
13. 2026-05-31
    days on market $1 Active 5 DOM
14. 2026-05-30
    days on market $1 Active 4 DOM
15. 2026-05-25
    listed $1 Active
16. 2023-09-25
    soldstatus $200,000
17. 2021-09-27
    soldstatus $182,000
18. 2018-08-31
    soldstatus $145,900
19. 2017-12-12
    soldstatus $118,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,342
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$0
• Taxable income: $12,888
• Est. tax owed @ 24.0%: −$3,093
• After-tax cash flow: $9,027/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: Marion County
• NCES district ID: 2103780
• Math proficiency: 30% ▼ -19.00%
• Reading proficiency: 38% ▼ -17.00%
• Median HH income: $38,129
• Composite: 28.36/100
• National rank: #6771
• State rank: #75 of 165 in KY

Livability — Lebanon

• Score: 71/100
• State rank: #150
• US rank: #7206

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lebanon, KY
• Population (ZIP): 11,729

Population outlook (Marion County) Hauer SSP2

• Today (2025): 18,452 people
• By 2030: 17,855 · -3.2%
• By 2040: 16,582 · -10.1%
• By 2050: 15,007 · -18.7%
• By 2075: 12,429 · -32.6%
• By 2100: 10,179 · -44.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+43.5) · D 27.6% · R 71.1% · Other 1.2%
• 2008→2024 swing: -40.3pp toward R · 2008: -3.2pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+38.0 2016: R+30.1 2012: R+5.2 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.73%
• Current HPI: 204.3363
• 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

+68.4% since first listed

5 events — show timeline

• 2026-05-25 Listed $1 ImagineMLS
• 2023-09-25 Sold (Public Records) $200,000 Public Records
• 2021-09-27 Sold (Public Records) $182,000 Public Records
• 2018-08-31 Sold (Public Records) $145,900 Public Records
• 2017-12-12 Sold (Public Records) $118,800 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,761 · -0.9% YoY. Source: county tax records.