483 Smith St · Radcliff, KY 40160

$115,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 33 Days on market

Built 1960 0.34 ac lot Est $193k · 40% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.9/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sharp home with updated roof, windows and siding. Hardwood floors throughout. Updated kitchen with breakfast bar and natural gas stove. All kitchen appliances included. Additional room could be used as an office or a possible 4th bedroom. Large covered patio area off the side entrance of kitchen, as well as covered deck off the master bedroom. Very large back yard with privacy fence and shed. Oversized 2 car carport.

Key facts

• Flexible bonus space
• Newer roof
• Covered carport

Tags

• FUNCTIONAL LAYOUT
• DEDICATED LAUNDRY ROOM
• FLEXIBLE BONUS SPACE
• NEWER ROOF
• FULLY FENCED BACKYARD
• COVERED CARPORT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Natural gas available; Public sewer
• Home design: Single-family residential property
• Construction: Aluminum siding; Vinyl siding; Shingle roof
• Exterior features: Deck

Interior

• Kitchen: Electric water heater
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.5% in Radcliff — 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 61/100 on livability (#367 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Hardin County (suburban): math 30% / reading 43% proficiency, ranked #47 of 165 in KY (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Park Elementary School (609 students, 67% FRL); North Middle School (math 20% / reading 36%, grade F, #165 of 217 statewide, top 77%, 578 students, 65% FRL); North Hardin High School (math 26% / reading 33%, grade F, #127 of 254 statewide, top 58%, 1,651 students, 50% FRL) — zoned schools average 61% FRL vs 44% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 176 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $68k; list at $115k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $192,764
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1348 Jones St	0.36mi	3/2.0	1,331 (-1%)	1mo	$192,000	$144	80
756 Chandler Ave	0.32mi	3/2.0	1,160 (-14%)	5mo	$166,000	$143	58
490 Blackjack Rd	0.39mi	3/2.0	1,512 (+12%)	6mo	$178,000	$118	56
170 Horseshoe Ct	0.53mi	3/1.0	1,221 (-9%)	2mo	$60,000	$49	54
1137 Thomas St	0.62mi	3/2.0	1,462 (+8%)	17mo	$285,000	$195	43
109 Hilltop Dr	0.51mi	3/2.0	1,512 (+12%)	24mo	$145,000	$96	36
101 Ruby Ct	0.73mi	3/2.5	1,522 (+13%)	21mo	$265,000	$174	24

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,725
• Equity at exit: $17,147

10-year hold

• IRR: 11.0%
• Equity multiple: 1.83×
• Total profit: $26,814
• Equity at exit: $9,943

Cash invested: $32,200 (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 40160

• Home prices YoY: -14.1%
• Rents YoY: 2.2%
• Active inventory: 176
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $353

Break-even live

Break-even rent $923

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $418	-5% $385	+0% $353	+5% $320	+10% $288
Rent	-10% $245	-5% $299	+0% $353	+5% $407	+10% $461
Rate	-1.0pp $411	-0.5pp $382	base $353	+0.5pp $323	+1.0pp $293

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-20
   status Active
2. 2026-04-20
   status Pending
3. 2026-04-16
   price $115,000
4. 2026-03-24
   listed $120,000 Active
5. 2025-12-12
   status Active
6. 2025-11-16
   historical Active Under Contract
7. 2025-10-28
   price $125,000
8. 2025-10-14
   listed $149,000 Active
9. 2016-02-24
   soldstatus $68,500 423-char remark

   Show marketing remark (423 chars)

   Sharp home with updated roof, windows and siding. Hardwood floors throughout. Updated kitchen with breakfast bar and natural gas stove. All kitchen appliances included. Additional room could be used as an office or a possible 4th bedroom. Large covered patio area off the side entrance of kitchen, as well as covered deck off the master bedroom. Very large back yard with privacy fence and shed. Oversized 2 car carport.

10. 2016-02-24
    soldstatus $68,500

    Show marketing remark (423 chars)

    Sharp home with updated roof, windows and siding. Hardwood floors throughout. Updated kitchen with breakfast bar and natural gas stove. All kitchen appliances included. Additional room could be used as an office or a possible 4th bedroom. Large covered patio area off the side entrance of kitchen, as well as covered deck off the master bedroom. Very large back yard with privacy fence and shed. Oversized 2 car carport.

11. 2016-02-24
    soldstatus $68,500

    Show marketing remark (423 chars)

    Sharp home with updated roof, windows and siding. Hardwood floors throughout. Updated kitchen with breakfast bar and natural gas stove. All kitchen appliances included. Additional room could be used as an office or a possible 4th bedroom. Large covered patio area off the side entrance of kitchen, as well as covered deck off the master bedroom. Very large back yard with privacy fence and shed. Oversized 2 car carport.

12. 2016-02-24
    soldstatus $68,500

    Show marketing remark (423 chars)

    Sharp home with updated roof, windows and siding. Hardwood floors throughout. Updated kitchen with breakfast bar and natural gas stove. All kitchen appliances included. Additional room could be used as an office or a possible 4th bedroom. Large covered patio area off the side entrance of kitchen, as well as covered deck off the master bedroom. Very large back yard with privacy fence and shed. Oversized 2 car carport.

13. 2015-12-12
    listed $70,000 423-char remark

    Show marketing remark (423 chars)

    Sharp home with updated roof, windows and siding. Hardwood floors throughout. Updated kitchen with breakfast bar and natural gas stove. All kitchen appliances included. Additional room could be used as an office or a possible 4th bedroom. Large covered patio area off the side entrance of kitchen, as well as covered deck off the master bedroom. Very large back yard with privacy fence and shed. Oversized 2 car carport.

14. 2015-11-09
    listed $70,000
15. 2015-11-06
    historical
16. 2015-05-07
    listed $77,500
17. 2006-07-12
    soldstatus $72,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$53/yr (+$4/mo · 5.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,433
• − Mortgage interest: −$6,442
• − Property taxes: −$936
• − Insurance: −$575
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,345
• Taxable income: $2,505
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,633/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: Hardin County
• NCES district ID: 2102490
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $50,728
• Composite: 31.61/100
• National rank: #5945
• State rank: #47 of 165 in KY

Livability — Radcliff

• Score: 61/100
• State rank: #367
• US rank: #17445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radcliff, KY
• County: Hardin County · 77,611 people
• City population: 23,624
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 23,624
• Household income: $58,506
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 638.0

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 105,573 people
• By 2030: 103,563 · -1.9%
• By 2040: 97,077 · -8.0%
• By 2050: 88,367 · -16.3%
• By 2075: 65,405 · -38.0%
• By 2100: 42,245 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 21% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Hardin

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: -8.7pp toward R · 2008: -20.6pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+24.0 2016: R+30.2 2012: R+20.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.02%
• Current HPI: 268.1177
• Rent YoY: ▲ 2.20%
• Metro: Elizabethtown-Fort Knox, KY
• 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

+59.7% since first listed

17 events — show timeline

• 2026-05-20 Relisted — HKARMLS
• 2026-04-20 Pending — HKARMLS
• 2026-04-16 Price Changed $115,000 HKARMLS
• 2026-03-24 Listed $120,000 HKARMLS
• 2025-12-12 Relisted — RASKMLS
• 2025-11-16 Contingent — RASKMLS
• 2025-10-28 Price Changed $125,000 RASKMLS
• 2025-10-14 Listed $149,000 RASKMLS
• 2016-02-24 Sold (Public Records) $68,500 Public Records
• 2016-02-24 Sold (Public Records) $68,500 Public Records
• 2016-02-24 Sold (MLS) $68,500 HKARMLS
• 2016-02-24 Sold (MLS) $68,500 Metro Search MLS
• 2015-12-12 Listed $70,000 Metro Search MLS
• 2015-11-09 Listed $70,000 HKARMLS
• 2015-11-06 Listing Removed — Metro Search MLS
• 2015-05-07 Listed $77,500 Metro Search MLS
• 2006-07-12 Sold (Public Records) $72,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $936 · +1.0% YoY. Source: county tax records.