400 Flint Rd · Richmond, KY 40385

$42,900

2 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 21 Days on market

0.49 ac lot $32/sqft · 74% below area ↓ 56% since listing

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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
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

Key facts

• 0.49 acre lot
• 2 garage spots
• Listed 21 days

Property features AI

Finance

• Other: Lot about 0.49 acre (public records)

Exterior

• Parking: Detached garage; Property has a garage
• Utilities: Sewer: Other
• Home design: Single-story house
• Construction: Aluminum siding and other exterior materials; Block foundation; Approximate building area 1,300
• Exterior features: Chain link fencing; Private water source

Interior

• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.1% in Richmond — 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 69/100 on livability (#163 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Madison County (town): math 31% / reading 47% proficiency, ranked #35 of 165 in KY (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waco Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 428 students, 57% FRL); Clark Moores Middle School (math 16% / reading 47%, grade F, #125 of 217 statewide, top 63%, 546 students, 60% FRL); Madison Central High School (math 29% / reading 44%, grade F, #70 of 254 statewide, top 27%, 2,226 students, 47% FRL).
• Market conditions: 24 active listings in the ZIP; 453 units permitted in Madison County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($297 loan paydown + $2k appreciation (4.3% local appreciation)).
• Madison County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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: property tax is 3.3% of price.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,256 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.54% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.13%
• DSCR: 3.23
• GRM: 3.3

CMA / ARV

• ARV (median comp): $161,725
• List price: $42,900
• Delta: -73.47%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Flint Rd	0.15mi	3/2.0 (+1)	1,344 (+1%)	10mo	$159,900	$119	74
475 Flint Rd	0.30mi	3/2.0 (+1)	1,251 (-6%)	11mo	$299,900	$240	58
129 Walter Ln	0.68mi	3/2.0 (+1)	1,282 (-4%)	17mo	$138,000	$108	39

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

Projected returns pro-forma

4.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 4.34×
• Total profit: $40,172
• Equity at exit: $22,473

10-year hold

• IRR: 55.3%
• Equity multiple: 8.89×
• Total profit: $94,812
• Equity at exit: $37,344

Cash invested: $12,012 (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 40385

• Home prices YoY: 1.8%
• Active inventory: 24
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $502

Break-even live

Break-even rent $455

Max offer price $42,900

Occupancy floor 49%

Sensitivity live

Price	-10% $526	-5% $514	+0% $502	+5% $490	+10% $477
Rent	-10% $416	-5% $459	+0% $502	+5% $545	+10% $588
Rate	-1.0pp $523	-0.5pp $513	base $502	+0.5pp $491	+1.0pp $479

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-03
   statusdays on market $42,900 Pending 21 DOM
2. 2026-06-02
   days on market $42,900 Active 20 DOM
3. 2026-06-01
   days on market $42,900 Active 19 DOM
4. 2026-05-31
   days on market $42,900 Active 18 DOM
5. 2026-05-31
   days on market $42,900 Active 17 DOM
6. 2026-05-12
   listed $42,900 Active 495-char remark
7. 2021-06-07
   soldstatus $148,000
8. 2021-05-24
   soldstatus $148,000 Closed 373-char remark

   Show marketing remark (373 chars)

   Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

9. 2021-04-30
   status Pending 373-char remark

   Show marketing remark (373 chars)

   Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

10. 2021-04-30
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

11. 2021-04-29
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

12. 2021-04-09
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

13. 2021-03-28
    price $143,000 373-char remark

    Show marketing remark (373 chars)

    Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

14. 2021-03-07
    price $146,000 373-char remark

    Show marketing remark (373 chars)

    Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

15. 2021-02-27
    listed $150,000 Active 373-char remark

    Show marketing remark (373 chars)

    Come and see this charming country home on 1 acre. A great place for your gardening and pets. Enjoy the privacy and easy access to Richmond and Lexington. New HVAC, new doors, new laminate flooring throughout! Formal dining room being used as 3rd bedroom. Fully Fenced yard with gate. 2 car detached garage and just added gravel to existing driveway. Schedule a tour today!

16. 2018-03-19
    soldstatus $82,315
17. 2018-03-12
    soldstatus $82,315 Sold

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

18. 2017-12-12
    status Pending

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

19. 2017-10-30
    price $89,900

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

20. 2017-09-27
    status Active

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

21. 2017-09-15
    status Pending

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

22. 2017-09-12
    price $92,900

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

23. 2017-08-09
    listed $96,900 Active

    Show marketing remark (170 chars)

    Make your appointment now to see this cute little country charmer! This home boasts a full acre. Create your own little mini-farm on this property just minutes from town.

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,077
• − Mortgage interest: −$2,403
• − Property taxes: −$1,396
• − Insurance: −$214
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$1,248
• Taxable income: $5,723
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $4,647/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: Madison County
• NCES district ID: 2103720
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $43,590
• Composite: 32.99/100
• National rank: #5580
• State rank: #35 of 165 in KY

Livability — Richmond

• Score: 69/100
• State rank: #163
• US rank: #8196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 65,961
• Population (ZIP): 2,378

Population outlook (Madison County) Hauer SSP2

• Today (2025): 99,241 people
• By 2030: 104,927 · +5.7%
• By 2040: 116,079 · +17.0%
• By 2050: 127,293 · +28.3%
• By 2075: 155,644 · +56.8%
• By 2100: 176,488 · +77.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+30.9) · D 33.6% · R 64.5% · Other 1.9%
• 2008→2024 swing: -8.4pp toward R · 2008: -22.4pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+26.8 2016: R+31.2 2012: R+28.9 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.29%
• Current HPI: 248.2775
• 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

-55.7% since first listed

19 events — show timeline

• 2026-06-03 Pending — ImagineMLS
• 2026-05-12 Listed $42,900 ImagineMLS
• 2021-06-07 Sold (Public Records) $148,000 Public Records
• 2021-05-24 Sold (MLS) $148,000 ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-04-29 Pending — ImagineMLS
• 2021-04-09 Pending — ImagineMLS
• 2021-03-28 Price Changed $143,000 ImagineMLS
• 2021-03-07 Price Changed $146,000 ImagineMLS
• 2021-02-27 Listed $150,000 ImagineMLS
• 2018-03-19 Sold (Public Records) $82,315 Public Records
• 2018-03-12 Sold (MLS) $82,315 ImagineMLS
• 2017-12-12 Pending — ImagineMLS
• 2017-10-30 Price Changed $89,900 ImagineMLS
• 2017-09-27 Relisted — ImagineMLS
• 2017-09-15 Pending — ImagineMLS
• 2017-09-12 Price Changed $92,900 ImagineMLS
• 2017-08-09 Listed $96,900 ImagineMLS

Property tax history

+14.2%/yr

Latest (2025): $1,396 · -1.6% YoY. Source: county tax records.