418 Franklin Ave · Elizabethtown, KY 42701

$235,000

4 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 85 Days on market

Built 1983 7,841 sqft lot Est $314k · 25% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and versatile 4-bedroom, 2-bath home located within the city limits of Elizabethtown. Thoughtfully designed for both comfort and functionality, this home offers a flexible layout with two bedrooms and a full bath on each level—perfect for a variety of living arrangements. Enjoy not just one, but two oversized family rooms, providing ample space for entertaining, relaxing, or creating dedicated areas for work and play. Whether you're hosting gatherings or simply spreading out, this home offers room to fit your lifestyle. The large garage adds even more value, offering plenty of space for vehicles, storage, or a workshop setup. Conveniently located close to ever

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Exterior

• Parking: 2-car garage
• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Shingle roof; 875 below-grade finished area
• Exterior features: Wood fencing; Storage structure

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator; Electric range
• Flooring: Laminate
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Eat-in kitchen; Finished full basement
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $211k (10.1% below list).
• Recommended offer: $211k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.4% in Elizabethtown — 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 (#131 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.
• Elizabethtown Independent (urban): math 26% / reading 45% proficiency, ranked #66 of 165 in KY (top 40%) — 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).
• This rent runs 36% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 85 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

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 $211,250 (10.1% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $314,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Franklin Ave	0.03mi	4/2.0	2,006 (-2%)	11mo	$139,900	$70	87
704 Clear Spring Ct	0.34mi	4/2.5	2,092 (+2%)	1mo	$290,000	$139	77
126 Dupree Ct	0.34mi	4/2.5	1,913 (-6%)	1mo	$375,000	$196	71
102 Clair Ct	0.19mi	4/3.0	2,140 (+5%)	10mo	$335,000	$157	71
206 Terry Ct	0.61mi	4/2.5	2,055 (+1%)	5mo	$259,900	$126	65
423 Franklin Ave	0.04mi	3/1.0 (-1)	1,782 (-13%)	12mo	$225,000	$126	58
231 Butterfield Dr	0.28mi	3/2.5 (-1)	2,258 (+11%)	11mo	$348,000	$154	52
405 Jey Dr	0.41mi	3/2.5 (-1)	2,292 (+12%)	2mo	$335,000	$146	52
244 Blossom Ln	0.62mi	3/2.5 (-1)	2,202 (+8%)	1mo	$310,000	$141	50
404 Sandy Circle Cir	0.63mi	3/2.5 (-1)	1,818 (-11%)	10mo	$290,000	$160	37
113 Miles Pass	0.71mi	4/2.0	1,771 (-13%)	14mo	$331,891	$187	33
400 Sandy Circle Cir	0.62mi	3/2.5 (-1)	1,752 (-14%)	13mo	$335,950	$192	30

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-21,918
• Equity at exit: $35,039

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,413
• Equity at exit: $20,319

Cash invested: $65,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $244

Break-even live

Break-even rent $1,803

Max offer price $235,000

Occupancy floor 83%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Nicholas St Elizabethtown, KY	2.0–4.0	2.0–3.5	1907	$2,999	$1.57	43d	4	0.72mi

Listing history 17 events

1. 2026-06-19
   days on market $235,000 Active 85 DOM
2. 2026-06-18
   days on market $235,000 Active 84 DOM
3. 2026-06-17
   days on market $235,000 Active 83 DOM
4. 2026-06-16
   days on market $235,000 Active 82 DOM
5. 2026-06-15
   days on market $235,000 Active 81 DOM
6. 2026-06-14
   days on market $235,000 Active 79 DOM
7. 2026-06-13
   days on market $235,000 Active 78 DOM
8. 2026-06-10
   days on market $235,000 Active 76 DOM
9. 2026-06-09
   days on market $235,000 Active 75 DOM
10. 2026-06-08
    days on market $235,000 Active 74 DOM
11. 2026-06-07
    days on market $235,000 Active 73 DOM
12. 2026-06-05
    pricedays on market $235,000 Active 70 DOM
13. 2026-06-02
    days on market $259,000 Active 68 DOM
14. 2026-06-01
    days on market $259,000 Active 67 DOM
15. 2026-05-31
    days on market $259,000 Active 66 DOM
16. 2026-05-30
    days on market $259,000 Active 65 DOM
17. 2026-03-26
    listed $259,000 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: $1,129 · $94/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$892/yr (+$74/mo · 78.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,350
• − Mortgage interest: −$13,164
• − Property taxes: −$1,129
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$6,836
• Taxable loss: −$1,010
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $3,176/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: Elizabethtown Independent
• NCES district ID: 2101650
• Math proficiency: 26% ▼ -25.00%
• Reading proficiency: 45% ▼ -17.00%
• Median HH income: $36,400
• Composite: 29.39/100
• National rank: #6526
• State rank: #66 of 165 in KY

Livability — Elizabethtown

• Score: 72/100
• State rank: #131
• US rank: #6198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabethtown, KY
• County: Hardin County · 77,611 people
• City population: 53,987
• 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

1 event — show timeline

• 2026-03-26 Listed $259,000 HKARMLS

Property tax history

+1.3%/yr

Latest (2025): $1,129 · -1.3% YoY. Source: county tax records.