134 Meadowview Dr · Radcliff, KY 42701

$159,900

3 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 27 Days on market

Built 1980 1.55 ac lot Est $269k · 41% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buyer responsible to verify all utilities. Buyer to have utilities turned on if desire inspections, at own expense. Offers subject to court approval. Court approval contract/offer required. Closing to occur no sooner than 31 days from court approval date. Title to be transferred as quit claim deed. Addendum 1 (under other) MUST BE SUBMITTED WITH ALL OFFERS GOOD FAITH DEPOSIT MUST BE HELD IN LISTING BROKERAGE ESCROW ACCOUNT. WHEN SUBMITTING OFFERS PLEASE ALLOW 2 BUSINESS DAYS TO RESPOND. Pictures are accurate dress accordingly. Includes parcels 182-40-01-040, 182-40-01-041, and 182-40-01-042. (Please write in other provisions when submitting any offers)

Key facts

• 1.55 acre lot
• 3 garage spots
• Built 1980

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached 3-car garage
• Utilities: No utilities listed
• Home design: Single-family ranch-style home; One story
• Construction: Built in 1980; Shingle roof; Vinyl siding with wood frame construction; Crawl space foundation
• Exterior features: Approximately 1.55-acre lot; Located in Longview Estates subdivision; Directions: 65 South, Exit 102, left on S. Dixie Blvd, to Forest Dr to Meadowview Dr

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms — all on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Heating present
• Interior features: Seven total rooms; Dining area on the first floor; Family room on the first floor; Living room on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.5% in Radcliff — 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 (#367 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D-, amenities F, commute 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.
• Market conditions: Rents rising (+3.3%/yr); 539 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 $1k of loan paydown is wiped out by about $5k 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 27 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $157,501 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $269,412
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Meadowview Dr	0.23mi	3/1.5	1,627 (-5%)	24mo	$222,000	$136	59
204 Fentress Blvd	0.43mi	3/2.0	1,500 (-13%)	1mo	$180,000	$120	54
200 Emmaus Cir	0.68mi	3/2.0	1,912 (+11%)	6mo	$300,000	$157	40
408 Promise Ln	0.75mi	3/3.0	1,764 (+3%)	20mo	$310,000	$176	36

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,495
• Equity at exit: $23,842

10-year hold

• IRR: 7.3%
• Equity multiple: 1.56×
• Total profit: $24,967
• Equity at exit: $13,825

Cash invested: $44,772 (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: 539
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $329

Break-even live

Break-even rent $1,209

Max offer price $159,900

Occupancy floor 75%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
845 Pine Valley Dr Elizabethtown, KY	2.0–3.0	2.0–3.0	1412	$1,350	$0.96	21d	1	1.36mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-04-16
   status Active
3. 2026-04-16
   listed $159,900 Active
4. 2026-04-14
   historical

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$779/yr (+$65/mo · 130.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,502
• − Mortgage interest: −$8,957
• − Property taxes: −$596
• − Insurance: −$800
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,652
• Taxable income: $1,378
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,618/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 — Radcliff

• Score: 61/100
• State rank: #367
• US rank: #17445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hardin County · 77,611 people
• City population: 23,624
• 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

4 events — show timeline

• 2026-05-12 Pending — Metro Search MLS
• 2026-04-16 Relisted — Metro Search MLS
• 2026-04-16 Listed $159,900 Metro Search MLS
• 2026-04-14 Listing Removed — Metro Search MLS

Property tax history

+3.1%/yr

Latest (2025): $596 · -2.2% YoY. Source: county tax records.