300 Dutchmans Creek Rd · Taylorsville, KY 40071

$230,000

4 bd · 2.0 ba · 1,594 sqft · Other · 6 Days on market

Built 1910 1.00 ac lot $144/sqft · 34% below area Est $347k · 34% under

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

Key facts

• Recent updates
• Garden and chickens
• 1 acre stretch

Tags

• 1 ACRE STRETCH
• RECENT UPDATES
• GARDEN AND CHICKENS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $230k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 9.0% vs local median 4.0% in Taylorsville — 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 71/100 on livability (#149 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Spencer County (rural): math 41% / reading 46% proficiency, ranked #18 of 165 in KY (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 126 units permitted in Spencer 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.
• Spencer County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $230k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $346,644
• List price: $230,000
• Delta: -32.21%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-8,340
• Equity at exit: $34,294

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $29,922
• Equity at exit: $19,886

Cash invested: $64,400 (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 40071

• Home prices YoY: -13.4%
• Active inventory: 114
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,461 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $455

Break-even live

Break-even rent $1,886

Max offer price $230,000

Occupancy floor 77%

Sensitivity live

Price	-10% $585	-5% $520	+0% $455	+5% $390	+10% $324
Rent	-10% $260	-5% $357	+0% $455	+5% $552	+10% $649
Rate	-1.0pp $570	-0.5pp $513	base $455	+0.5pp $395	+1.0pp $334

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $230,000 Active 6 DOM
2. 2026-06-17
   days on market $230,000 Active 5 DOM
3. 2026-06-16
   days on market $230,000 Active 4 DOM
4. 2026-06-15
   days on market $230,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $230,000 Active 1 DOM
6. 2026-06-10
   days on market $235,000 Active 99 DOM
7. 2026-06-09
   days on market $235,000 Active 98 DOM
8. 2026-06-08
   days on market $235,000 Active 97 DOM
9. 2026-06-07
   days on market $235,000 Active 96 DOM
10. 2026-06-03
    days on market $235,000 Active 92 DOM
11. 2026-06-02
    days on market $235,000 Active 91 DOM
12. 2026-06-01
    days on market $235,000 Active 90 DOM
13. 2026-05-31
    days on market $235,000 Active 89 DOM
14. 2026-05-12
    price $235,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

15. 2026-04-21
    status Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

16. 2026-04-15
    status Pending 676-char remark

    Show marketing remark (676 chars)

    Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

17. 2026-03-16
    price $240,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

18. 2026-03-03
    price $246,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

19. 2026-02-25
    listed $249,900 Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 300 Dutchmans Creek Road! Nestled on a peaceful 1 acre stretch of countryside, this property offers the perfect blend of privacy, space, and convenience. Enjoy the beauty of country living while still being just a short drive to town. The original (2 room) home was built in 1910 and holds lots of history. It has grown into a beautiful home waiting for it's next adventure! Plenty of room for a garden and chickens. Recent updates include a brand new water heater and recently extended lateral lines for the septic system, giving buyers added value and peace of mind. Don't miss your opportunity to own a slice of Spencer County charm, schedule your showing today!

20. 2001-12-28
    soldstatus $81,500

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$521/yr (+$43/mo · 35.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,536
• − Mortgage interest: −$12,884
• − Property taxes: −$1,457
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$6,691
• Taxable income: $1,831
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $5,016/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: Spencer County
• NCES district ID: 2105490
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $64,167
• Composite: 38.74/100
• National rank: #4125
• State rank: #18 of 165 in KY

Livability — Taylorsville

• Score: 71/100
• State rank: #149
• US rank: #7189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,702

Population outlook (Spencer County) Hauer SSP2

• Today (2025): 20,077 people
• By 2030: 21,008 · +4.6%
• By 2040: 22,560 · +12.4%
• By 2050: 23,480 · +16.9%
• By 2075: 25,222 · +25.6%
• By 2100: 25,550 · +27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Spencer

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.8% · Other 1.2%
• 2008→2024 swing: -21.2pp toward R · 2008: -35.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+54.3 2016: R+55.5 2012: R+37.7 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.62%
• Current HPI: 274.9283
• 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

+188.3% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $235,000 Metro Search MLS
• 2026-04-21 Relisted — Metro Search MLS
• 2026-04-15 Pending — Metro Search MLS
• 2026-03-16 Price Changed $240,000 Metro Search MLS
• 2026-03-03 Price Changed $246,000 Metro Search MLS
• 2026-02-25 Listed $249,900 Metro Search MLS
• 2001-12-28 Sold (Public Records) $81,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,457 · +31.3% YoY. Source: county tax records.