1669 N Grandview Church Rd · Cecilia, KY 42724

$88,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 78 Days on market

Built 1975 1.00 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.9/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the peaceful countryside of Cecilia, this rustic 3-bedroom, 2 full bath one-story ranch offers endless potential on a beautiful 1-acre lot. Built in 1975, this 1,248 sq ft home is ready for your vision and updates — a TRUE fixer-upper with exciting possibilities await with your touch of some TLC & elbow grease. Step outside and enjoy the spacious side and backyard featuring mature trees, partial fencing, and plenty of room to garden, play, or expand. The property includes a detached 2-car garage, two additional small outbuildings for storage or workshop space, and a sun porch that would be perfect for relaxing and taking in the country views after a little makeover. A wheelchair ramp is already in place for added accessibility. Whether you're looking for an investment opportunity, a renovation project, or a chance to create your own peaceful retreat, this property offers rural charm with room to grow. Bring your ideas and make it your own!

Key facts

• Sun porch
• Partial fencing
• Small outbuildings

Tags

• 1 ACRE LOT
• MATURE TREES
• PARTIAL FENCING
• DETACHED 2 CAR GARAGE
• SMALL OUTBUILDINGS
• SUN PORCH

Property features AI

Finance

• Other: Cleared, level 1-acre lot; Full yard fencing
• HOA & community: No association fee

Exterior

• Parking: Detached garage with space for 2 cars; Driveway; Front entry
• Utilities: Electricity connected; Propane
• Home design: Single-family ranch home; One story; Built in 1975
• Construction: Vinyl siding; Metal roof; Concrete block foundation
• Exterior features: Handicap provisions

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air and radiant heating (electric and propane); Central air conditioning; One HVAC unit
• Interior features: Seven total rooms; One fireplace
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#343 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: housing D+, schools D, amenities 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.
• Market conditions: 45 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 (-2.3%/yr); year-one equity from $612 of loan paydown is wiped out by about $2k 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 (-2.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $29k; list at $88k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1975 — 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 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?
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: 1.30% ✓
• Cap rate: 11.05%
• Cash-on-cash: 17.00%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.43×
• Total profit: $10,635
• Equity at exit: $15,992

10-year hold

• IRR: 18.3%
• Equity multiple: 2.63×
• Total profit: $40,303
• Equity at exit: $12,543

Cash invested: $24,780 (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 42724

• Home prices YoY: -0.8%
• Active inventory: 45
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $351

Break-even live

Break-even rent $707

Max offer price $88,500

Occupancy floor 65%

Sensitivity live

Price	-10% $401	-5% $376	+0% $351	+5% $326	+10% $301
Rent	-10% $260	-5% $306	+0% $351	+5% $397	+10% $442
Rate	-1.0pp $396	-0.5pp $374	base $351	+0.5pp $328	+1.0pp $305

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending
2. 2026-02-25
   listed $88,800 Active 976-char remark

   Show marketing remark (976 chars)

   Nestled in the peaceful countryside of Cecilia, this rustic 3-bedroom, 2 full bath one-story ranch offers endless potential on a beautiful 1-acre lot. Built in 1975, this 1,248 sq ft home is ready for your vision and updates — a TRUE fixer-upper with exciting possibilities await with your touch of some TLC & elbow grease. Step outside and enjoy the spacious side and backyard featuring mature trees, partial fencing, and plenty of room to garden, play, or expand. The property includes a detached 2-car garage, two additional small outbuildings for storage or workshop space, and a sun porch that would be perfect for relaxing and taking in the country views after a little makeover. A wheelchair ramp is already in place for added accessibility. Whether you're looking for an investment opportunity, a renovation project, or a chance to create your own peaceful retreat, this property offers rural charm with room to grow. Bring your ideas and make it your own!

3. 2026-02-24
   listed $88,500 Active
4. 2025-10-10
   soldstatus $29,000 Closed 589-char remark

   Show marketing remark (589 chars)

   This home to be sold by McBride Auctions via online auction. The link can be found here: mcbrideauctions. hibid.com Any broker bringing and registering a successful buyer prior to auction will be entitled to 2 percent co-op commission payable at closing. Broker cannot be the buyer and broker can't register another broker to claim commission. Seller/Guardian has not lived in the home and knows no details about the home. This home belonged to a family member. All questions regarding the property should be directed to Sean McBride, Principal Auctioneer, McBride Auctions at 502-807-2706

5. 2025-09-11
   price $29,000 589-char remark

   Show marketing remark (589 chars)

   This home to be sold by McBride Auctions via online auction. The link can be found here: mcbrideauctions. hibid.com Any broker bringing and registering a successful buyer prior to auction will be entitled to 2 percent co-op commission payable at closing. Broker cannot be the buyer and broker can't register another broker to claim commission. Seller/Guardian has not lived in the home and knows no details about the home. This home belonged to a family member. All questions regarding the property should be directed to Sean McBride, Principal Auctioneer, McBride Auctions at 502-807-2706

6. 2025-08-25
   listed $20,000 Active 589-char remark

   Show marketing remark (589 chars)

   This home to be sold by McBride Auctions via online auction. The link can be found here: mcbrideauctions. hibid.com Any broker bringing and registering a successful buyer prior to auction will be entitled to 2 percent co-op commission payable at closing. Broker cannot be the buyer and broker can't register another broker to claim commission. Seller/Guardian has not lived in the home and knows no details about the home. This home belonged to a family member. All questions regarding the property should be directed to Sean McBride, Principal Auctioneer, McBride Auctions at 502-807-2706

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $761 · $63/mo
• Expected delta: +$67/yr (+$6/mo · 9.7%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,822
• − Mortgage interest: −$4,957
• − Property taxes: −$694
• − Insurance: −$442
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,575
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,507/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 — Cecilia

• Score: 62/100
• State rank: #343
• US rank: #16301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,528

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Pacific Islander 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Italian 3% Slovak 1%
• Foreign-born: 2% · China, South Korea
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▼ -2.30%
• Current HPI: 267.4845
• 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

+344.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — Metro Search MLS
• 2026-02-25 Listed $88,800 HKARMLS
• 2026-02-24 Listed $88,500 Metro Search MLS
• 2025-10-10 Sold (MLS) $29,000 HKARMLS
• 2025-09-11 Price Changed $29,000 HKARMLS
• 2025-08-25 Listed $20,000 HKARMLS

Property tax history

+14.7%/yr

Latest (2025): $694 · +81.0% YoY. Source: county tax records.