311 W Washington St · Munfordville, KY 42765

$130,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 49 Days on market

4,356 sqft lot Est $158k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Completely refreshed and perfectly positioned-311 West Washington Street delivers easy living in a prime Munfordville location. this 2-bed, 1-bath home has been fully remodeled with attention to detail, including new kitchen cabinetry, a stunning bathroom upgrade, and two split units installed just 6 months ago for efficient comfort. The exterior shines with a newly built back patio and updates landscaping, creating a low-maintenance outdoor retreat. Enjoy the unbeatable walkability-just a short stroll to the town square, Stovall Park, Munfordville Elementary, and nearby shopping. Call today to schedule a private tour!

Key facts

• Fully remodeled
• Updated landscaping
• 4,356 sq ft lot

Tags

• FULLY REMODELED
• NEW KITCHEN CABINETRY
• STUNNING BATHROOM UPGRADE
• NEWLY BUILT BACK PATIO
• UPDATED LANDSCAPING

Property features AI

Finance

• Other: Lot is cleared with sidewalksLot dimensions approximately 50 x 200Lot area about 0.1 acreBuilding area reported as 840 (source: Other)
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Single-family residenceColonial / Traditional style1 story
• Construction: Aluminum sidingShingle roofYear built not specified
• Exterior features: No exterior features listed

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 2 bedrooms, both on the first floorPrimary bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: MiniSplit/ductless heatingCooling present
• Interior features: Total of 4 roomsLiving room on the first floorNo basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (34.3% below list).
• Recommended offer: $85k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Munfordville — 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 (#128 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Hart County (rural): math 21% / reading 38% proficiency, ranked #119 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Munfordville Elementary School (math 27% / reading 44%, grade F, #293 of 676 statewide, top 44%, 492 students, 64% FRL); Hart County High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 679 students, 55% FRL).
• Market conditions: 45 active listings in the ZIP; 79 units permitted in Hart County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $130k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $85,421 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.66% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 N West St	0.05mi	2/1.0	744 (-11%)	8mo	$122,000	$164	72
509 W Back St	0.27mi	2/1.0	928 (+10%)	2mo	$174,450	$188	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $64,549
• Equity at exit: $117,114

10-year hold

• IRR: 19.8%
• Equity multiple: 6.35×
• Total profit: $194,824
• Equity at exit: $252,561

Cash invested: $36,400 (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 42765

• Home prices YoY: 26.8%
• Active inventory: 45
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-97

Break-even live

Break-even rent $977

Max offer price $112,839

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-60	+0% $-97	+5% $-134	+10% $-171
Rent	-10% $-165	-5% $-131	+0% $-97	+5% $-63	+10% $-30
Rate	-1.0pp $-32	-0.5pp $-64	base $-97	+0.5pp $-131	+1.0pp $-165

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $130,000 Active 49 DOM
2. 2026-06-21
   days on market $130,000 Active 48 DOM
3. 2026-06-21
   days on market $130,000 Active 47 DOM
4. 2026-06-18
   price $130,000 Active 45 DOM
5. 2026-06-18
   days on market $140,000 Active 45 DOM
6. 2026-06-17
   days on market $140,000 Active 44 DOM
7. 2026-06-16
   days on market $140,000 Active 43 DOM
8. 2026-06-15
   days on market $140,000 Active 42 DOM
9. 2026-06-13
   days on market $140,000 Active 40 DOM
10. 2026-06-12
    days on market $140,000 Active 39 DOM
11. 2026-06-09
    days on market $140,000 Active 36 DOM
12. 2026-06-08
    days on market $140,000 Active 35 DOM
13. 2026-06-07
    days on market $140,000 Active 34 DOM
14. 2026-06-05
    days on market $140,000 Active 32 DOM
15. 2026-06-04
    days on market $140,000 Active 30 DOM
16. 2026-06-02
    days on market $140,000 Active 29 DOM
17. 2026-06-01
    days on market $140,000 Active 28 DOM
18. 2026-05-31
    days on market $140,000 Active 27 DOM
19. 2026-05-31
    days on market $140,000 Active 26 DOM
20. 2026-05-04
    listed $155,000 Active 626-char remark

    Show marketing remark (626 chars)

    Completely refreshed and perfectly positioned-311 West Washington Street delivers easy living in a prime Munfordville location. this 2-bed, 1-bath home has been fully remodeled with attention to detail, including new kitchen cabinetry, a stunning bathroom upgrade, and two split units installed just 6 months ago for efficient comfort. The exterior shines with a newly built back patio and updates landscaping, creating a low-maintenance outdoor retreat. Enjoy the unbeatable walkability-just a short stroll to the town square, Stovall Park, Munfordville Elementary, and nearby shopping. Call today to schedule a private tour!

21. 2026-05-04
    listed $155,000 Active

    Show marketing remark (626 chars)

    Completely refreshed and perfectly positioned-311 West Washington Street delivers easy living in a prime Munfordville location. this 2-bed, 1-bath home has been fully remodeled with attention to detail, including new kitchen cabinetry, a stunning bathroom upgrade, and two split units installed just 6 months ago for efficient comfort. The exterior shines with a newly built back patio and updates landscaping, creating a low-maintenance outdoor retreat. Enjoy the unbeatable walkability-just a short stroll to the town square, Stovall Park, Munfordville Elementary, and nearby shopping. Call today to schedule a private tour!

22. 2001-07-01
    soldstatus $44,000
23. 1997-07-01
    soldstatus $25,145

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$685/yr (+$57/mo · 158.3%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,251
• − Mortgage interest: −$7,282
• − Property taxes: −$433
• − Insurance: −$650
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$3,782
• Taxable loss: −$3,536
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $-317/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: Hart County
• NCES district ID: 2102640
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 38% ▼ -20.00%
• Median HH income: $34,931
• Composite: 24.28/100
• National rank: #7714
• State rank: #119 of 165 in KY

Livability — Munfordville

• Score: 72/100
• State rank: #128
• US rank: #6111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Munfordville, KY
• Population (ZIP): 7,030

Population outlook (Hart County) Hauer SSP2

• Today (2025): 18,897 people
• By 2030: 19,008 · +0.6%
• By 2040: 19,032 · +0.7%
• By 2050: 18,584 · -1.7%
• By 2075: 17,303 · -8.4%
• By 2100: 14,894 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Polish 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · China
• Languages at home: 85% English-only · German/W. Germanic 13% Spanish 1% Chinese 1%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.6%
• 2008→2024 swing: -29.1pp toward R · 2008: -30.9pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+53.0 2016: R+49.4 2012: R+29.8 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 77.29%
• Current HPI: 365.6917
• 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

+516.4% since first listed

4 events — show timeline

• 2026-05-04 Listed $155,000 Metro Search MLS
• 2026-05-04 Listed $155,000 RASKMLS
• 2001-07-01 Sold (Public Records) $44,000 Public Records
• 1997-07-01 Sold (Public Records) $25,145 Public Records

Property tax history

+3.6%/yr

Latest (2025): $433 · +2.3% YoY. Source: county tax records.