101 Hilltop Rd · Vine Grove, KY 40175

$225,000

3 bd · 2.0 ba · 1,680 sqft · Other · 14 Days on market

Built 1966 1.23 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy scenic park like views from your spacious home, that is beautifully nestled on a private lot! This remodeled home features granite countertops in the kitchen, new carpet & fresh paint! The main level has an oversized master suite with a 1/2 bathroom, 2 additional bedrooms, a full bathroom, living room, dining room and an enclosed heated sun porch! The partially finished walkout basement has a large family room and a flex space that would be great for a possible 4th bedroom, office, toy room or a workout room! Relax on the over-sized covered deck that overlooks the mature trees and take in the best that nature has to offer! Schedule your viewing today!

Key facts

• Remodeled bathroom
• Covered patio
• Spacious lot

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM
• COVERED PATIO
• FULLY FENCED YARD
• SPACIOUS LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage with space for 3 cars
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential farm property
• Construction: Frame and Masonite construction; Shingle roof
• Exterior features: Covered patio; Chain link fencing; Workshop (outbuilding); Corner lot; Wooded lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Oven; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished full walk-out basement with exterior entry; Smoke detectors installed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $62 ($747/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 $182k (19.1% below list).
• Recommended offer: $182k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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: 163 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Recommended offer $182,098 (19.1% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.3

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-32,578
• Equity at exit: $33,548

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-23,598
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $62

Break-even live

Break-even rent $1,742

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $190	-5% $126	+0% $62	+5% $-1	+10% $-65
Rent	-10% $-82	-5% $-10	+0% $62	+5% $134	+10% $206
Rate	-1.0pp $176	-0.5pp $119	base $62	+0.5pp $4	+1.0pp $-55

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-09
   listed $225,000 Active 850-char remark

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$703/yr (+$59/mo · 57.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,852
• − Mortgage interest: −$12,603
• − Property taxes: −$1,232
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$6,545
• Taxable loss: −$3,150
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,503/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 — 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

• Population (ZIP): 16,283

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 (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 · 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: ▼ -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

+75.9% since first listed

8 events — show timeline

• 2026-05-26 Pending — HKARMLS
• 2026-05-09 Listed $225,000 HKARMLS
• 2022-08-30 Sold (MLS) $289,000 HKARMLS
• 2022-07-27 Listed $289,000 HKARMLS
• 2021-01-27 Sold (MLS) $139,000 HKARMLS
• 2020-12-01 Listed $139,000 HKARMLS
• 2016-08-12 Sold (MLS) $126,500 HKARMLS
• 2016-06-21 Listed $127,900 HKARMLS

Property tax history

-0.5%/yr

Latest (2025): $1,232 · -4.3% YoY. Source: county tax records.