208 Chandler St · Elizabethtown, KY 42701

$110,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 7 Days on market

Built 1952 0.27 ac lot Est $161k · 32% 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• 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 MLS

Don't miss this adorable, cozy home located next to the American Legion Water Park. The covered back patio is a wonderful setting for this quiet neighborhood. Enjoy relaxing around the firepit and large patio are in the backyard. The storage building is equipped with electricity and air conditioning.

Key facts

• Firepit
• Large patio
• Covered back patio

Tags

• COVERED BACK PATIO
• FIREPIT
• LARGE PATIO

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1952
• Construction: Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: See remarks

Interior

• Bedrooms: 1 bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Electricity connected
• Interior features: Two total rooms; No basement; No fireplaces
• Laundry & utility: First-floor laundry; 1 HVAC unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.6% vs local median 3.5% 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.
• Zoned schools: Morningside Elementary School (math 21% / reading 38%, grade F, #393 of 676 statewide, top 63%, 452 students, 50% FRL); Talton K Stone Middle School (math 26% / reading 51%, grade F, #68 of 217 statewide, top 32%, 545 students, 42% FRL); Elizabethtown High School (math 35% / reading 45%, grade F, #39 of 254 statewide, top 15%, 824 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 548 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 $761 of loan paydown is wiped out by about $3k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.
• Current owner paid $69k; list at $110k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1952 — 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. 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: 1.04% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $160,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Chandler St	0.03mi	2/1.0	720 (-3%)	8mo	$131,500	$183	87
533 Lee Rd	0.53mi	2/1.0	750 (+1%)	8mo	$172,500	$230	67
512 Village Dr	0.66mi	2/1.0	750 (+1%)	4mo	$153,000	$204	64
513 Diecks Dr	0.57mi	2/1.0	750 (+1%)	10mo	$120,000	$160	64
518 Village Dr	0.66mi	2/1.0	750 (+1%)	8mo	$165,000	$220	61
528 Diecks Dr	0.61mi	2/1.0	750 (+1%)	14mo	$150,000	$200	58
520 Village Dr	0.66mi	2/1.0	750 (+1%)	14mo	$162,500	$217	56
532 Village Dr	0.67mi	2/1.0	768 (+3%)	19mo	$197,000	$257	48
221 Mantle Ave	0.71mi	2/1.0	832 (+12%)	2mo	$185,500	$223	46
506 Diecks Dr	0.60mi	2/1.0	846 (+14%)	8mo	$153,000	$181	43
218 N Mantle Ave	0.74mi	2/1.0	832 (+12%)	10mo	$179,900	$216	38
233 Henry St	0.72mi	2/1.0	665 (-11%)	18mo	$96,000	$144	33

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,217
• Equity at exit: $16,401

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $14,845
• Equity at exit: $9,511

Cash invested: $30,800 (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: 548
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $208

Break-even live

Break-even rent $884

Max offer price $110,000

Occupancy floor 77%

Sensitivity live

Price	-10% $270	-5% $239	+0% $208	+5% $177	+10% $146
Rent	-10% $118	-5% $163	+0% $208	+5% $253	+10% $299
Rate	-1.0pp $264	-0.5pp $236	base $208	+0.5pp $180	+1.0pp $151

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 David Ct Elizabethtown, KY	1.0–2.0	1.0–1.5	780	$985	$1.26	45d	15	0.45mi

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-05-03
   status Pending 301-char remark

   Show marketing remark (301 chars)

   Don't miss this adorable, cozy home located next to the American Legion Water Park. The covered back patio is a wonderful setting for this quiet neighborhood. Enjoy relaxing around the firepit and large patio are in the backyard. The storage building is equipped with electricity and air conditioning.

3. 2026-04-27
   listed $110,000 Active 301-char remark

   Show marketing remark (301 chars)

   Don't miss this adorable, cozy home located next to the American Legion Water Park. The covered back patio is a wonderful setting for this quiet neighborhood. Enjoy relaxing around the firepit and large patio are in the backyard. The storage building is equipped with electricity and air conditioning.

4. 2026-04-27
   listed $110,000 Active

   Show marketing remark (301 chars)

   Don't miss this adorable, cozy home located next to the American Legion Water Park. The covered back patio is a wonderful setting for this quiet neighborhood. Enjoy relaxing around the firepit and large patio are in the backyard. The storage building is equipped with electricity and air conditioning.

5. 2021-07-13
   soldstatus $69,000
6. 2021-07-12
   soldstatus $68,000 414-char remark

   Show marketing remark (414 chars)

   Great Starter, Retirement or Investment Property. .. Newer Heat/Ac pump, remodeled open/expanded up the bedroom All appliances to stay (Washer, Dryer, Stove, Dishwasher and Refrigerator) House features a loft which the owner uses as another bedroom. close to the city park, golf course, pool. Back yard feature a covered porch to enjoy your mornings. Shed with has its own electric box, air, phone jack, usb cable.

7. 2021-05-26
   listed $72,000 414-char remark

   Show marketing remark (414 chars)

   Great Starter, Retirement or Investment Property. .. Newer Heat/Ac pump, remodeled open/expanded up the bedroom All appliances to stay (Washer, Dryer, Stove, Dishwasher and Refrigerator) House features a loft which the owner uses as another bedroom. close to the city park, golf course, pool. Back yard feature a covered porch to enjoy your mornings. Shed with has its own electric box, air, phone jack, usb cable.

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$39/yr (+$3/mo · 4.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 18 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: $13,769
• − Mortgage interest: −$6,162
• − Property taxes: −$907
• − Insurance: −$550
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,200
• Taxable income: $747
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $2,319/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

+52.8% since first listed

7 events — show timeline

• 2026-05-04 Pending — Metro Search MLS
• 2026-05-03 Pending — HKARMLS
• 2026-04-27 Listed $110,000 HKARMLS
• 2026-04-27 Listed $110,000 Metro Search MLS
• 2021-07-13 Sold (Public Records) $69,000 Public Records
• 2021-07-12 Sold (MLS) $68,000 HKARMLS
• 2021-05-26 Listed $72,000 HKARMLS

Property tax history

+7.2%/yr

Latest (2025): $907 · +2.0% YoY. Source: county tax records.