300 Montague St · Franklin, KY 42134

$159,900

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 42 Days on market

Built 1920 4,356 sqft lot $113/sqft · 18% below area Est $194k · 18% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1,400+ sq ft home full of character and cozy appeal! Featuring all new siding and a durable metal roof, this property offers both comfort and peace of mind. Inside, you’ll find a spacious living room, kitchen/dining combo perfect for gathering, and a dedicated office space ideal for working from home or extra flexibility. Enjoy relaxing mornings and evenings on the covered front and back porches. Conveniently located just minutes from downtown Franklin, KY, this home combines small-town charm with everyday convenience. Don’t miss your chance to make it yours!

Key facts

• 4,356 sq ft lot
• Built 1920
• Listed 41 days

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Garden; Corner lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Natural gas heat
• Interior features: Eat-in kitchen; Covered porch
• Laundry & utility: Laundry room; Electric water heater

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 $222 ($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 $151k (5.9% below list).
• Recommended offer: $151k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.9% in Franklin — 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 65/100 on livability (#266 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Simpson County (town): math 29% / reading 39% proficiency, ranked #72 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin Elementary School (337 students, 65% FRL); Franklin-Simpson Middle School (math 29% / reading 39%, grade F, #103 of 217 statewide, top 48%, 687 students, 69% FRL); Franklin-Simpson High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 817 students, 63% FRL).
• Market conditions: 255 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Simpson County in 2024 (31 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Simpson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,507 (5.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $194,079
• List price: $159,900
• Delta: -17.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N College St	0.36mi	2/1.0 (-1)	1,542 (+9%)	0mo	$239,250	$155	63
316 W Cedar St	0.24mi	3/1.5	1,520 (+7%)	14mo	$245,000	$161	63
512 Bell St	0.55mi	3/1.0	1,313 (-8%)	1mo	$175,000	$133	61
307 E Washington St	0.50mi	3/1.0	1,391 (-2%)	19mo	$199,900	$144	57
311 Cardinal Dr	0.43mi	3/2.0	1,446 (+2%)	20mo	$215,000	$149	57
604 Wittland Dr	0.72mi	3/2.0	1,459 (+3%)	4mo	$175,000	$120	55
401 W Washington St	0.37mi	2/2.0 (-1)	1,318 (-7%)	10mo	$222,000	$168	53
504 Fairbrook St	0.58mi	3/2.0	1,296 (-9%)	10mo	$195,000	$150	46
405 West St	0.67mi	3/2.0	1,517 (+7%)	12mo	$229,900	$152	43
501 Thomas Dr	0.64mi	4/2.5 (+1)	1,450 (+2%)	15mo	$244,000	$168	43
424 Morris St	0.63mi	2/1.0 (-1)	1,282 (-10%)	11mo	$103,500	$81	40
629 Jackson St	0.67mi	3/2.5	1,536 (+8%)	12mo	$211,000	$137	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-11,853
• Equity at exit: $23,842

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,608
• 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 42134

• Home prices YoY: -27.7%
• Active inventory: 255
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$839
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $222

Break-even live

Break-even rent $1,224

Max offer price $159,900

Occupancy floor 80%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 W Madison St Franklin, KY	1.0–2.0	1.0–2.0	788	$1,195	$1.52	2d	7	0.53mi
413 E Madison St Franklin, KY	2.0	1.0	1000	$1,300	$1.30	44d	1	0.54mi
205 Walker St Apt B Franklin, KY	3.0	2.5	1150	$1,750	$1.52	44d	1	0.56mi
845 W Madison St Unit 20 Franklin, KY	2.0	1.0	900	$999	$1.11	21d	1	0.65mi
845 W Madison St Franklin, KY	1.0–2.0	1.0	900	$999	$1.11	12d	4	0.65mi
811 Witt Rd Franklin, KY	3.0	2.0	1550	$2,195	$1.42	21d	1	0.83mi
965 W Madison St Apt C2 Franklin, KY	2.0	2.0	1070	$1,025	$0.96	21d	1	0.87mi
317 Sunset Cir Franklin, KY	4.0	1.5	1124	$1,600	$1.42	21d	1	0.87mi
411 Fairview Ave Apt C Franklin, KY	3.0	1.5	1450	$1,250	$0.86	23d	1	0.94mi
1248 Derek Dr Franklin, KY	3.0	2.0	1200	$1,650	$1.38	13d	1	0.94mi
1248 Derek Dr Franklin, KY	3.0	2.0	1200	$1,650	$1.38	21d	1	0.94mi
1500 Easton St Unit 15106 Franklin, KY	2.0	1.5	1220	$1,395	$1.14	13d	1	1.06mi
1030 Brookview Dr Unit 21C Franklin, KY	2.0	1.0	976	$950	$0.97	44d	1	1.18mi
1107 Andover Dr Franklin, KY	4.0	2.0	1712	$2,099	$1.23	44d	1	1.19mi
834 N Main St Unit 28 Franklin, KY	3.0	2.0	1000	$1,195	$1.20	44d	1	1.25mi
834 N Main St Unit 40 Franklin, KY	3.0	2.0	1280	$1,295	$1.01	44d	1	1.25mi
834 N Main St Unit 27 Franklin, KY	2.0	1.0	980	$1,000	$1.02	44d	1	1.26mi

Listing history 17 events

1. 2026-06-19
   days on market $159,900 Active 42 DOM
2. 2026-06-18
   days on market $159,900 Active 41 DOM
3. 2026-06-17
   days on market $159,900 Active 40 DOM
4. 2026-06-16
   days on market $159,900 Active 39 DOM
5. 2026-06-15
   days on market $159,900 Active 38 DOM
6. 2026-06-14
   days on market $159,900 Active 36 DOM
7. 2026-06-13
   days on market $159,900 Active 35 DOM
8. 2026-06-10
   days on market $159,900 Active 33 DOM
9. 2026-06-09
   days on market $159,900 Active 32 DOM
10. 2026-06-08
    days on market $159,900 Active 31 DOM
11. 2026-06-07
    days on market $159,900 Active 30 DOM
12. 2026-06-03
    days on market $159,900 Active 26 DOM
13. 2026-06-02
    days on market $159,900 Active 25 DOM
14. 2026-06-01
    days on market $159,900 Active 24 DOM
15. 2026-05-31
    days on market $159,900 Active 23 DOM
16. 2026-05-30
    days on market $159,900 Active 22 DOM
17. 2026-05-08
    listed $159,900 Active 618-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: $746 · $62/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$629/yr (+$52/mo · 84.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,061
• − Mortgage interest: −$8,957
• − Property taxes: −$746
• − Insurance: −$800
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,652
• Taxable income: $17
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,656/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: Simpson County
• NCES district ID: 2105400
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $41,691
• Composite: 28.69/100
• National rank: #6692
• State rank: #72 of 165 in KY

Livability — Franklin

• Score: 65/100
• State rank: #266
• US rank: #13010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, KY
• County: Simpson County · 19,380 people
• City population: 19,380
• Metro: nan
• Population (ZIP): 19,380
• Household income: $59,113
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 576.0

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 19,331 people
• By 2030: 19,921 · +3.1%
• By 2040: 20,975 · +8.5%
• By 2050: 21,736 · +12.4%
• By 2075: 23,536 · +21.8%
• By 2100: 23,054 · +19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+43.9) · D 27.4% · R 71.2% · Other 1.4%
• 2008→2024 swing: -21.1pp toward R · 2008: -22.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+36.7 2016: R+39.0 2012: R+24.1 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.92%
• Current HPI: 221.6725
• Rent YoY: —
• Metro: nan
• 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

• 2026-05-08 Listed $159,900 RASKMLS

Property tax history

+3.0%/yr

Latest (2025): $746 · -0.8% YoY. Source: county tax records.