85 Bruner Rd · Brandenburg, KY 40108

$119,900

3 bd · 1.5 ba · 924 sqft · Other · 189 Days on market

Built 1998 1.04 ac lot ↓ 7% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bath nestled on a 1-acre lot. A handy storage shed is included, offering extra space for tools, hobbies, or outdoor equipment. If you’re looking for quiet country living with modern convenience, this property is a must-see. Call today to schedule your tour.

Key facts

• Country living
• Storage shed
• 1 acre lot

Tags

• STORAGE SHED
• 1 ACRE LOT
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.1% in Brandenburg — 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 61/100 on livability (#370 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.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 124 units permitted in Meade 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.
• Meade County population projected at -20% 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

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 189 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.28% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.26%
• DSCR: 1.77
• GRM: 6.5

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $11,292
• Equity at exit: $17,877

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $49,284
• 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 40108

• Home prices YoY: -17.0%
• Active inventory: 170
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $483

Break-even live

Break-even rent $922

Max offer price $119,900

Occupancy floor 64%

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 22 events

1. 2026-06-18
   days on market $119,900 Active 189 DOM
2. 2026-06-17
   days on market $119,900 Active 188 DOM
3. 2026-06-16
   days on market $119,900 Active 187 DOM
4. 2026-06-15
   days on market $119,900 Active 186 DOM
5. 2026-06-13
   days on market $119,900 Active 184 DOM
6. 2026-06-12
   days on market $119,900 Active 183 DOM
7. 2026-06-09
   days on market $119,900 Active 180 DOM
8. 2026-06-08
   days on market $119,900 Active 179 DOM
9. 2026-06-07
   days on market $119,900 Active 178 DOM
10. 2026-06-07
    days on market $119,900 Active 177 DOM
11. 2026-06-04
    days on market $119,900 Active 174 DOM
12. 2026-06-02
    days on market $119,900 Active 173 DOM
13. 2026-06-01
    days on market $119,900 Active 172 DOM
14. 2026-05-31
    days on market $119,900 Active 171 DOM
15. 2026-05-31
    days on market $119,900 Active 170 DOM
16. 2026-03-11
    price $119,900 292-char remark

    Show marketing remark (292 chars)

    Welcome to this 3-bedroom, 2-bath nestled on a 1-acre lot. A handy storage shed is included, offering extra space for tools, hobbies, or outdoor equipment. If you’re looking for quiet country living with modern convenience, this property is a must-see. Call today to schedule your tour.

17. 2025-12-10
    listed $125,000 Active 292-char remark

    Show marketing remark (292 chars)

    Welcome to this 3-bedroom, 2-bath nestled on a 1-acre lot. A handy storage shed is included, offering extra space for tools, hobbies, or outdoor equipment. If you’re looking for quiet country living with modern convenience, this property is a must-see. Call today to schedule your tour.

18. 2024-05-07
    soldstatus $115,000 Closed
19. 2024-05-04
    status Pending
20. 2024-04-15
    status Active
21. 2024-02-17
    status Pending
22. 2023-11-12
    listed $128,900 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: $597 · $50/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$434/yr (+$36/mo · 72.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,401
• − Mortgage interest: −$6,716
• − Property taxes: −$597
• − Insurance: −$600
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,488
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,822/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Brandenburg

• Score: 61/100
• State rank: #370
• US rank: #17569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,469

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 205.7001
• 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

-7.0% since first listed

7 events — show timeline

• 2026-03-11 Price Changed $119,900 HKARMLS
• 2025-12-10 Listed $125,000 HKARMLS
• 2024-05-07 Sold (MLS) $115,000 HKARMLS
• 2024-05-04 Pending — HKARMLS
• 2024-04-15 Relisted — HKARMLS
• 2024-02-17 Pending — HKARMLS
• 2023-11-12 Listed $128,900 HKARMLS

Property tax history

+5.9%/yr

Latest (2025): $597 · -1.1% YoY. Source: county tax records.