827 W Madison St · Franklin, KY 42134

$129,900

4 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 70 Days on market

Built 1947 0.32 ac lot $73/sqft · 48% below area Est $241k · 46% under ↓ 38% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom 2 Bath home needs TLC, all information advertised to be verified by showing agent or potential buyer- selling as is-

Key facts

• 0.32 acre lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.9% in Franklin — 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 65/100 on livability (#266 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Simpson County (town): math 29% / reading 39% proficiency, ranked #72 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Simpson County in 2024 (31 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Simpson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.45% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $241,260
• List price: $129,900
• Delta: -46.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 W Madison St	0.43mi	4/2.0	1,761 (-1%)	6mo	$299,900	$170	73
1008 Seng Ave	0.53mi	3/1.0 (-1)	1,704 (-4%)	2mo	$205,000	$120	57
306 W Madison St	0.62mi	3/2.0 (-1)	1,928 (+8%)	1mo	$247,000	$128	51
300 S College St	0.62mi	3/2.0 (-1)	1,952 (+10%)	0mo	$264,900	$136	50
811 Witt Rd	0.67mi	3/2.0 (-1)	1,550 (-13%)	1mo	$275,000	$177	41
817 Witt Rd	0.72mi	3/2.0 (-1)	1,548 (-13%)	5mo	$317,000	$205	35
405 West St	0.58mi	3/2.0 (-1)	1,517 (-15%)	12mo	$229,900	$152	33
LOT 200 Andover Dr	0.71mi	4/2.0	1,610 (-10%)	21mo	$335,000	$208	33
629 Jackson St	0.61mi	3/2.5 (-1)	1,536 (-14%)	12mo	$211,000	$137	32
1012 W Cedar St	0.67mi	3/2.0 (-1)	1,570 (-12%)	17mo	$218,000	$139	30
314 Cardinal Dr	0.56mi	4/2.5	2,040 (+15%)	21mo	$328,000	$161	30
316 W Cedar St	0.61mi	3/1.5 (-1)	1,520 (-15%)	14mo	$245,000	$161	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: 12.8%
• Equity multiple: 1.51×
• Total profit: $18,503
• Equity at exit: $19,369

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $67,062
• Equity at exit: $11,231

Cash invested: $36,372 (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 42134

• Home prices YoY: -27.7%
• Active inventory: 255
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $621

Break-even live

Break-even rent $1,093

Max offer price $129,900

Occupancy floor 62%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Fairview Ave Apt C Franklin, KY	3.0	1.5	1450	$1,250	$0.86	23d	1	0.40mi
811 Witt Rd Franklin, KY	3.0	2.0	1550	$2,195	$1.42	21d	1	0.64mi
619 Mayes Ln Franklin, KY	4.0	3.0	2200	$1,750	$0.80	43d	1	1.05mi
1107 Andover Dr Franklin, KY	4.0	2.0	1712	$2,099	$1.23	44d	1	1.10mi

Listing history 23 events

1. 2026-06-19
   days on market $129,900 Active 70 DOM
2. 2026-06-18
   days on market $129,900 Active 69 DOM
3. 2026-06-17
   days on market $129,900 Active 68 DOM
4. 2026-06-16
   days on market $129,900 Active 67 DOM
5. 2026-06-15
   days on market $129,900 Active 66 DOM
6. 2026-06-14
   days on market $129,900 Active 64 DOM
7. 2026-06-13
   days on market $129,900 Active 63 DOM
8. 2026-06-10
   days on market $129,900 Active 61 DOM
9. 2026-06-09
   days on market $129,900 Active 60 DOM
10. 2026-06-08
    days on market $129,900 Active 59 DOM
11. 2026-06-07
    days on market $129,900 Active 58 DOM
12. 2026-06-03
    days on market $129,900 Active 54 DOM
13. 2026-06-02
    days on market $129,900 Active 53 DOM
14. 2026-06-01
    days on market $129,900 Active 52 DOM
15. 2026-05-31
    days on market $129,900 Active 51 DOM
16. 2026-05-30
    days on market $129,900 Active 50 DOM
17. 2026-04-10
    listed $129,900 Active 127-char remark

    Show marketing remark (127 chars)

    4 Bedroom 2 Bath home needs TLC, all information advertised to be verified by showing agent or potential buyer- selling as is-

18. 2023-05-30
    soldstatus $175,000 Closed 922-char remark

    Show marketing remark (922 chars)

    Introducing this cozy 3 bedroom fixer upper located in Franklin, KY, offering a great opportunity for those looking for a charming and affordable home. As you step inside, you'll find a comfy living room that is perfect for unwinding after a long day. The kitchen provides ample space for cooking and entertaining. The three bedrooms offer comfortable sleeping accommodations, while the unfinished basement provides an opportunity for additional storage or extra living space. Conveniently located, this home is just a short commute to Bowling Green, KY and Nashville, TN, making it an ideal location for those who want the best of both worlds - small-town charm and big-city amenities. With endless possibilities for customization and personalization, this home is perfect for those who are ready to roll up their sleeves and create their dream home. Don't miss out on this amazing opportunity - schedule a showing today!

19. 2023-05-30
    soldstatus $175,000

    Show marketing remark (922 chars)

    Introducing this cozy 3 bedroom fixer upper located in Franklin, KY, offering a great opportunity for those looking for a charming and affordable home. As you step inside, you'll find a comfy living room that is perfect for unwinding after a long day. The kitchen provides ample space for cooking and entertaining. The three bedrooms offer comfortable sleeping accommodations, while the unfinished basement provides an opportunity for additional storage or extra living space. Conveniently located, this home is just a short commute to Bowling Green, KY and Nashville, TN, making it an ideal location for those who want the best of both worlds - small-town charm and big-city amenities. With endless possibilities for customization and personalization, this home is perfect for those who are ready to roll up their sleeves and create their dream home. Don't miss out on this amazing opportunity - schedule a showing today!

20. 2023-05-08
    historical Active Under Contract 922-char remark

    Show marketing remark (922 chars)

    Introducing this cozy 3 bedroom fixer upper located in Franklin, KY, offering a great opportunity for those looking for a charming and affordable home. As you step inside, you'll find a comfy living room that is perfect for unwinding after a long day. The kitchen provides ample space for cooking and entertaining. The three bedrooms offer comfortable sleeping accommodations, while the unfinished basement provides an opportunity for additional storage or extra living space. Conveniently located, this home is just a short commute to Bowling Green, KY and Nashville, TN, making it an ideal location for those who want the best of both worlds - small-town charm and big-city amenities. With endless possibilities for customization and personalization, this home is perfect for those who are ready to roll up their sleeves and create their dream home. Don't miss out on this amazing opportunity - schedule a showing today!

21. 2023-01-26
    listed $190,000 Active 922-char remark

    Show marketing remark (922 chars)

    Introducing this cozy 3 bedroom fixer upper located in Franklin, KY, offering a great opportunity for those looking for a charming and affordable home. As you step inside, you'll find a comfy living room that is perfect for unwinding after a long day. The kitchen provides ample space for cooking and entertaining. The three bedrooms offer comfortable sleeping accommodations, while the unfinished basement provides an opportunity for additional storage or extra living space. Conveniently located, this home is just a short commute to Bowling Green, KY and Nashville, TN, making it an ideal location for those who want the best of both worlds - small-town charm and big-city amenities. With endless possibilities for customization and personalization, this home is perfect for those who are ready to roll up their sleeves and create their dream home. Don't miss out on this amazing opportunity - schedule a showing today!

22. 2022-11-21
    price $199,900
23. 2022-09-19
    listed $209,900 Active

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $22,545
• − Mortgage interest: −$7,276
• − Property taxes: −$1,536
• − Insurance: −$650
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,779
• Taxable income: $5,697
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $6,083/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: Simpson County
• NCES district ID: 2105400
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $41,691
• Composite: 28.69/100
• National rank: #6692
• State rank: #72 of 165 in KY

Livability — Franklin

• Score: 65/100
• State rank: #266
• US rank: #13010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, KY
• County: Simpson County · 19,380 people
• City population: 19,380
• Metro: nan
• Population (ZIP): 19,380
• Household income: $59,113
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 576.0

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 19,331 people
• By 2030: 19,921 · +3.1%
• By 2040: 20,975 · +8.5%
• By 2050: 21,736 · +12.4%
• By 2075: 23,536 · +21.8%
• By 2100: 23,054 · +19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+43.9) · D 27.4% · R 71.2% · Other 1.4%
• 2008→2024 swing: -21.1pp toward R · 2008: -22.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+36.7 2016: R+39.0 2012: R+24.1 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.92%
• Current HPI: 221.6725
• Rent YoY: —
• Metro: nan
• 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

-38.1% since first listed

7 events — show timeline

• 2026-04-10 Listed $129,900 RASKMLS
• 2023-05-30 Sold (Public Records) $175,000 Public Records
• 2023-05-30 Sold (MLS) $175,000 RASKMLS
• 2023-05-08 Contingent — RASKMLS
• 2023-01-26 Listed $190,000 RASKMLS
• 2022-11-21 Price Changed $199,900 RASKMLS
• 2022-09-19 Listed $209,900 RASKMLS

Property tax history

+9.0%/yr

Latest (2025): $1,536 · -0.8% YoY. Source: county tax records.