1700 Illinois Rd · Radcliff, KY 40160

$65,000

1 bd · 1.0 ba · 480 sqft · SingleFamily · 17 Days on market

Built 1955 Poor condition 1.37 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Radcliff investor special. High potential investment property located at 1700 Illinois Road featuring 1.37 acres of land per PVA records. Electric utility is available at the street. The property utilizes an existing water well and an existing septic tank on the lot, though the structural, operational, and functional condition of both the well and the septic system is entirely unknown. This prime location sits immediately adjacent to new residential developments and other multi-family structures, offering excellent zoning and expansion possibilities. There is a detached structure on the lot built in 1955 that is completely abandoned, unsafe, and uninhabitable. Windows and doors are broken.

Key facts

• 1.37 acres of land
• Existing septic tank
• Prime location

Tags

• 1.37 ACRES OF LAND
• EXISTING SEPTIC TANK
• PRIME LOCATION
• MULTI-FAMILY STRUCTURES
• EXCELLENT ZONING
• EXPANSION POSSIBILITIES

Property features AI

Exterior

• Parking: No designated parking
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Covered porch; Chain link fence; Lot of about 1.37 acres

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($846 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: schools D-, amenities F, commute 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: Rents rising (+2.2%/yr); 173 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).
• This rent is only 17% of the median local income ($59k/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 $449 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 (-3.0% appreciation + 2.2% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1955 — 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: 1.30% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $2,758
• Equity at exit: $9,692

10-year hold

• IRR: 12.7%
• Equity multiple: 1.97×
• Total profit: $17,694
• Equity at exit: $5,620

Cash invested: $18,200 (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: 173
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $219

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 69%

Sensitivity live

Price	-10% $264	-5% $242	+0% $219	+5% $197	+10% $174
Rent	-10% $152	-5% $186	+0% $219	+5% $253	+10% $286
Rate	-1.0pp $252	-0.5pp $236	base $219	+0.5pp $202	+1.0pp $185

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $65,000 Active 17 DOM
2. 2026-06-18
   days on market $65,000 Active 16 DOM
3. 2026-06-17
   days on market $65,000 Active 15 DOM
4. 2026-06-16
   days on market $65,000 Active 14 DOM
5. 2026-06-15
   days on market $65,000 Active 13 DOM
6. 2026-06-14
   days on market $65,000 Active 11 DOM
7. 2026-06-13
   days on market $65,000 Active 10 DOM
8. 2026-06-10
   days on market $65,000 Active 8 DOM
9. 2026-06-09
   days on market $65,000 Active 7 DOM
10. 2026-06-08
    days on market $65,000 Active 6 DOM
11. 2026-06-07
    days on market $65,000 Active 5 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $65,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,151
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$1,891
• Taxable income: $1,695
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,222/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including removal of an unsafe structure and replacement of broken windows and doors. It has high potential for investment but needs significant work to become move-in ready.

Repairs flagged

• Major Abandoned structure — Structurally unsafe and uninhabitable
• Major Windows and doors — Broken and unusable

Value-add opportunities

• Both Remove abandoned structure — Clears land and improves safety
• Both Replace windows and doors — Improves safety and usability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Abandoned structure · Structurally unsafe and uninhabitable	Major	$15,000–50,000
Windows and doors · Broken and unusable	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Remove abandoned structure — Clears land and improves safety ↑
• Both Replace windows and doors — Improves safety and usability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-06-02 Listed $65,000 HKARMLS