6826 Bowling Green Rd · Franklin, KY 42134

$169,000

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 29 Days on market

Built 1958 1.00 ac lot $129/sqft · 36% below area Est $265k · 36% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• 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

This 3-bedroom, 1-bath ranch sits on a full 1-acre lot and offers approximately 1,300 square feet of living space, ready for its next chapter. Built in 1958, this ranch home is full of potential and waiting for someone to bring their personal touch to truly make it feel like home. The layout offers comfortable everyday living, with high-speed internet available for modern convenience. Step outside to a small fenced backyard just off the rear of the home and a new deck, perfect for enjoying quiet mornings or evening gatherings. If you’ve been looking for a place with space, character, and the opportunity to make it your own, this one is worth a look.

Key facts

• High-speed internet
• New deck
• Fenced backyard

Tags

• FENCED BACKYARD
• NEW DECK
• HIGH-SPEED INTERNET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (3.6% below list).
• Recommended offer: $163k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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; 204 units permitted in Simpson County in 2024 (31 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $169k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,898 (3.6% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.96% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $264,837
• List price: $169,000
• Delta: -36.19%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 B Cassitty Rd	0.53mi	3/2.0	1,435 (+10%)	6mo	$309,000	$215	50
480 Old Nashville Loop 3 Rd	0.29mi	3/2.0	1,426 (+9%)	23mo	$299,900	$210	48
156 B Cassitty Rd	0.53mi	3/2.0	1,425 (+9%)	18mo	$302,000	$212	41

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,608
• Equity at exit: $25,198

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $16,450
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $296

Break-even live

Break-even rent $1,254

Max offer price $169,000

Occupancy floor 77%

Sensitivity live

Price	-10% $392	-5% $344	+0% $296	+5% $248	+10% $200
Rent	-10% $167	-5% $232	+0% $296	+5% $360	+10% $425
Rate	-1.0pp $381	-0.5pp $339	base $296	+0.5pp $252	+1.0pp $208

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending 663-char remark

   Show marketing remark (663 chars)

   This 3-bedroom, 1-bath ranch sits on a full 1-acre lot and offers approximately 1,300 square feet of living space, ready for its next chapter. Built in 1958, this ranch home is full of potential and waiting for someone to bring their personal touch to truly make it feel like home. The layout offers comfortable everyday living, with high-speed internet available for modern convenience. Step outside to a small fenced backyard just off the rear of the home and a new deck, perfect for enjoying quiet mornings or evening gatherings. If you’ve been looking for a place with space, character, and the opportunity to make it your own, this one is worth a look.

2. 2026-05-11
   price $169,000 663-char remark

   Show marketing remark (663 chars)

   This 3-bedroom, 1-bath ranch sits on a full 1-acre lot and offers approximately 1,300 square feet of living space, ready for its next chapter. Built in 1958, this ranch home is full of potential and waiting for someone to bring their personal touch to truly make it feel like home. The layout offers comfortable everyday living, with high-speed internet available for modern convenience. Step outside to a small fenced backyard just off the rear of the home and a new deck, perfect for enjoying quiet mornings or evening gatherings. If you’ve been looking for a place with space, character, and the opportunity to make it your own, this one is worth a look.

3. 2026-05-01
   price $172,000 663-char remark

   Show marketing remark (663 chars)

   This 3-bedroom, 1-bath ranch sits on a full 1-acre lot and offers approximately 1,300 square feet of living space, ready for its next chapter. Built in 1958, this ranch home is full of potential and waiting for someone to bring their personal touch to truly make it feel like home. The layout offers comfortable everyday living, with high-speed internet available for modern convenience. Step outside to a small fenced backyard just off the rear of the home and a new deck, perfect for enjoying quiet mornings or evening gatherings. If you’ve been looking for a place with space, character, and the opportunity to make it your own, this one is worth a look.

4. 2026-04-20
   listed $174,000 Active 663-char remark

   Show marketing remark (663 chars)

   This 3-bedroom, 1-bath ranch sits on a full 1-acre lot and offers approximately 1,300 square feet of living space, ready for its next chapter. Built in 1958, this ranch home is full of potential and waiting for someone to bring their personal touch to truly make it feel like home. The layout offers comfortable everyday living, with high-speed internet available for modern convenience. Step outside to a small fenced backyard just off the rear of the home and a new deck, perfect for enjoying quiet mornings or evening gatherings. If you’ve been looking for a place with space, character, and the opportunity to make it your own, this one is worth a look.

5. 2009-12-29
   soldstatus $83,800
6. 2004-07-08
   soldstatus $66,875

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$1,045/yr (+$87/mo · 255.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 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: $19,548
• − Mortgage interest: −$9,467
• − Property taxes: −$409
• − Insurance: −$845
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,916
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $3,366/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

• 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

+152.7% since first listed

6 events — show timeline

• 2026-05-19 Pending — RASKMLS
• 2026-05-11 Price Changed $169,000 RASKMLS
• 2026-05-01 Price Changed $172,000 RASKMLS
• 2026-04-20 Listed $174,000 RASKMLS
• 2009-12-29 Sold (Public Records) $83,800 Public Records
• 2004-07-08 Sold (Public Records) $66,875 Public Records

Property tax history

+0.1%/yr

Latest (2025): $409 · -6.3% YoY. Source: county tax records.