287 S Bardstown Rd · Mount Washington, KY 40047

$249,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 80 Days on market

0.68 ac lot Est $208k · 20% over

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Why this score? — see what drove the F 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 +4.2/30.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity, updates, and flexibility come together in this move-in ready home in the heart of Mt. Washington. The interior has been updated, while the exterior offers a great opportunity to enhance curb appeal—and the seller is willing to paint with an acceptable offer, allowing for a fresh, modern look tailored to your preference. This 3-bedroom, 1-bath home features all new flooring, fresh interior paint, a completely renovated kitchen, and an updated bathroom, creating a clean and modern living space ready for immediate occupancy. A new roof installed in 2023 adds additional value and peace of mind. The property offers exceptional versatility with three detached buildings, ideal f

Key facts

• Detached buildings
• Updated kitchen
• Fenced backyard

Tags

• UPDATED KITCHEN
• NEW ROOF
• DETACHED BUILDINGS
• LARGE PAVED PARKING AREA
• FENCED BACKYARD
• CENTRAL MT WASHINGTON LOCATION

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached garage (2 car); Driveway parking
• Utilities: Electricity connected
• Home design: Single-family residence; Cape Cod / Other architectural style; One story
• Construction: Shingle roof; Crawl space foundation; Vinyl and aluminum siding; Year built not specified
• Exterior features: Chain link fencing; Lot roughly 0.68 acres (approx. 100 x 296)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms total; One bedroom on the first floor; Two bedrooms on the second floor
• Bathrooms: 1 full bathroom; No half bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 8 total rooms; First-floor primary bedroom; First-floor laundry; No basement; No fireplaces
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-679 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (48.5% below list).
• Recommended offer: $128k (48.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#158 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bullitt County (suburban): math 29% / reading 41% proficiency, ranked #55 of 165 in KY (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 295 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 380 units permitted in Bullitt County in 2024 (8 in 5+ unit buildings).
• This rent is only 16% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bullitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $108k; list at $249k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,148 (48.5% 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 80 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.51% ✗
• Cap rate: 3.02%
• Cash-on-cash: -11.68%
• DSCR: 0.48
• GRM: 16.2

CMA / ARV

• ARV (on-the-fly): $207,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Stout Ln	0.10mi	2/1.5	1,040 (+6%)	6mo	$196,900	$189	78
147 Stout Ln	0.08mi	3/1.0 (+1)	1,074 (+10%)	6mo	$183,700	$171	70
130 Morning Glory Ave	0.06mi	3/1.0 (+1)	1,100 (+12%)	6mo	$210,100	$191	67
307 Carla Dr	0.36mi	3/1.0 (+1)	1,000 (+2%)	15mo	$239,000	$239	62
363 Carla Dr	0.31mi	3/1.0 (+1)	1,000 (+2%)	19mo	$244,000	$244	61
346 S Bardstown Rd	0.32mi	2/1.0	860 (-12%)	6mo	$166,100	$193	60
163 Kimberly Dr	0.74mi	3/1.0 (+1)	1,050 (+7%)	0mo	$235,000	$224	48
444 Meadowview Dr	0.53mi	2/1.0	1,080 (+10%)	22mo	$235,100	$218	40
170 Meadowview Dr	0.66mi	3/1.0 (+1)	1,040 (+6%)	21mo	$209,995	$202	36
212 Georgia Ave	0.75mi	3/1.0 (+1)	1,100 (+12%)	6mo	$237,500	$216	35
188 Meadowview Dr	0.66mi	3/1.0 (+1)	1,050 (+7%)	22mo	$182,000	$173	34
226 Georgia Ave	0.75mi	3/1.0 (+1)	1,120 (+14%)	10mo	$237,500	$212	28

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: -37.7%
• Equity multiple: -0.20×
• Total profit: $-83,576
• Equity at exit: $37,127

10-year hold

• IRR: -55.7%
• Equity multiple: -0.84×
• Total profit: $-128,436
• Equity at exit: $21,529

Cash invested: $69,720 (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 40047

• Home prices YoY: -18.8%
• Active inventory: 295
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-679

Break-even live

Break-even rent $2,141

Max offer price $129,100

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Ables Way Mt Washington, KY	2.0	1.0	992	$1,190	$1.20	1d	5	0.68mi
446 Joy Ave Unit 2 Mt Washington, KY	2.0	1.0	750	$895	$1.19	1d	1	0.99mi

Listing history 33 events

1. 2026-06-18
   days on market $249,000 Active 80 DOM
2. 2026-06-17
   days on market $249,000 Active 79 DOM
3. 2026-06-16
   days on market $249,000 Active 78 DOM
4. 2026-06-15
   days on market $249,000 Active 77 DOM
5. 2026-06-13
   days on market $249,000 Active 75 DOM
6. 2026-06-10
   days on market $249,000 Active 72 DOM
7. 2026-06-09
   days on market $249,000 Active 71 DOM
8. 2026-06-08
   days on market $249,000 Active 70 DOM
9. 2026-06-07
   days on market $249,000 Active 69 DOM
10. 2026-06-03
    days on market $249,000 Active 65 DOM
11. 2026-06-02
    days on market $249,000 Active 64 DOM
12. 2026-06-01
    days on market $249,000 Active 63 DOM
13. 2026-05-31
    days on market $249,000 Active 62 DOM
14. 2026-04-20
    price $249,000
15. 2026-03-30
    listed $255,000 Active
16. 2025-08-21
    price $235,000
17. 2025-07-23
    price $243,888
18. 2025-05-27
    price $248,888
19. 2019-06-21
    soldstatus $108,000
20. 2018-10-14
    historical
21. 2018-04-14
    listed $129,900 Active
22. 2018-04-12
    historical
23. 2017-10-12
    listed $130,000 Active
24. 2016-02-05
    historical
25. 2015-04-02
    listed $199,900 Active
26. 2015-04-02
    price $179,900
27. 2006-05-11
    soldstatus $125,000
28. 2006-05-11
    soldstatus $125,000
29. 2006-03-07
    listed $131,500
30. 2000-06-22
    historical
31. 2000-03-22
    listed $110,000
32. 2000-03-20
    historical
33. 1999-09-20
    listed $119,000

ⓘ 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: $3,379 · $282/mo
• Projected year-2 tax: $3,379 · $282/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,378
• − Mortgage interest: −$13,948
• − Property taxes: −$3,379
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$7,244
• Taxable loss: −$12,898
• Est. tax savings @ 24.0%: +$3,096
• After-tax cash flow: $-5,049/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: Bullitt County
• NCES district ID: 2100750
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $55,009
• Composite: 30.78/100
• National rank: #6151
• State rank: #55 of 165 in KY

Livability — Mount Washington

• Score: 70/100
• State rank: #158
• US rank: #7984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Washington, KY
• County: Bullitt County · 62,065 people
• City population: 23,662
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 23,662
• Household income: $99,124
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 90.0

Population outlook (Bullitt County) Hauer SSP2

• Today (2025): 89,555 people
• By 2030: 94,389 · +5.4%
• By 2040: 102,759 · +14.7%
• By 2050: 108,955 · +21.7%
• By 2075: 121,898 · +36.1%
• By 2100: 126,383 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bullitt

• 2024 margin: Solid R (+51.0) · D 23.8% · R 74.8% · Other 1.4%
• 2008→2024 swing: -18.7pp toward R · 2008: -32.3pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+48.0 2016: R+49.8 2012: R+35.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.20%
• Current HPI: 264.3563
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-IN
• 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

+109.2% since first listed

20 events — show timeline

• 2026-04-20 Price Changed $249,000 Metro Search MLS
• 2026-03-30 Listed $255,000 Metro Search MLS
• 2025-08-21 Price Changed $235,000 Metro Search MLS
• 2025-07-23 Price Changed $243,888 Metro Search MLS
• 2025-05-27 Price Changed $248,888 Metro Search MLS
• 2019-06-21 Sold (Public Records) $108,000 Public Records
• 2018-10-14 Listing Removed — Metro Search MLS
• 2018-04-14 Listed $129,900 Metro Search MLS
• 2018-04-12 Listing Removed — Metro Search MLS
• 2017-10-12 Listed $130,000 Metro Search MLS
• 2016-02-05 Listing Removed — Metro Search MLS
• 2015-04-02 Listed $199,900 Metro Search MLS
• 2015-04-02 Price Changed $179,900 Metro Search MLS
• 2006-05-11 Sold (Public Records) $125,000 Public Records
• 2006-05-11 Sold (MLS) $125,000 Metro Search MLS
• 2006-03-07 Listed $131,500 Metro Search MLS
• 2000-06-22 Listing Removed — Metro Search MLS
• 2000-03-22 Listed $110,000 Metro Search MLS
• 2000-03-20 Listing Removed — Metro Search MLS
• 1999-09-20 Listed $119,000 Metro Search MLS

Property tax history

+7.9%/yr

Latest (2025): $3,379 · +74.9% YoY. Source: county tax records.