1426 Kingswood Way · Radcliff, KY 40160

$135,000

3 bd · 1.5 ba · 1,224 sqft · MultiFamily public records · 1 Days on market

Built 1981

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Need space? Check out this tri-level duplex with over 1800 SQFT of space. Home has 3bedrooms with 1.5 baths with a finished walk-out basement to include a laundry room with washer/dryer hookups. Owner has made updates to the home to include the following: new windows, doors, HVAC system, and water heater. In addition, seller will include a home warranty with the purchase of this home. Home comes with the following appliances: stove, microwave, refrigerator, and dishwasher. Please call/text, if you need more information 5025091876. Owner is licensed to sell real estate in the state of KY.

Key facts

• Home warranty
• New doors
• New water heater

Tags

• FINISHED WALK-OUT BASEMENT
• NEW WINDOWS
• NEW DOORS
• NEW HVAC SYSTEM
• NEW WATER HEATER
• HOME WARRANTY

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive. Per door: $433/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 14.5% 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 (+2.2%/yr); 173 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).
• At $2,212/mo this rent would consume 45% of the median local household income ($59k/yr) (locally 638% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $82,008
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Eagle Pass Dr	0.70mi	3/2.0	1,297 (+6%)	16mo	$87,500	$67	42

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 1.83×
• Total profit: $31,476
• Equity at exit: $20,129

10-year hold

• IRR: 28.3%
• Equity multiple: 3.41×
• Total profit: $91,255
• Equity at exit: $11,672

Cash invested: $37,800 (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 40160

• Home prices YoY: -14.1%
• Rents YoY: 2.2%
• Active inventory: 173
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,212 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $865

Break-even live

Break-even rent $1,117

Max offer price $135,000

Occupancy floor 56%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,212
Total (2 units)			$2,212

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Innovation Way Radcliff, KY	2.0	1.0	750	$1,032	$1.38	23d	2	0.84mi

Listing history 10 events

1. 2026-05-14
   soldstatus $137,500
2. 2026-05-14
   soldstatus $137,500
3. 2026-04-08
   listed $135,000
4. 2025-03-20
   price $149,900
5. 2025-03-20
   price $149,900
6. 2025-03-10
   listed $159,900 Active
7. 2024-10-29
   soldstatus $75,200
8. 2022-10-31
   soldstatus $58,000
9. 2017-02-08
   historical
10. 2016-02-16
    listed $64,900

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$413/yr (+$34/mo · 55.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,544
• − Mortgage interest: −$7,562
• − Property taxes: −$748
• − Insurance: −$1,342
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$3,927
• Taxable income: $8,718
• Est. tax owed @ 24.0%: −$2,092
• After-tax cash flow: $8,292/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

• Census place: Radcliff, KY
• County: Hardin County · 77,611 people
• City population: 23,624
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 23,624
• Household income: $58,506
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 638.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 21% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Korean 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: ▼ -44.02%
• Current HPI: 268.1177
• Rent YoY: ▲ 2.20%
• 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

+111.9% since first listed

10 events — show timeline

• 2026-05-14 Sold (Public Records) $137,500 Public Records
• 2026-05-14 Sold (MLS) $137,500 HKARMLS
• 2026-04-08 Listed $135,000 HKARMLS
• 2025-03-20 Price Changed $149,900 HKARMLS
• 2025-03-20 Price Changed $149,900 Metro Search MLS
• 2025-03-10 Listed $159,900 HKARMLS
• 2024-10-29 Sold (Public Records) $75,200 Public Records
• 2022-10-31 Sold (Public Records) $58,000 Public Records
• 2017-02-08 Listing Removed — Metro Search MLS
• 2016-02-16 Listed $64,900 Metro Search MLS

Property tax history

+4.1%/yr

Latest (2025): $748 · +28.9% YoY. Source: county tax records.