4512 Knob Creek Rd · Brooks, KY 40109

$115,000

4 bd · 2.0 ba · 1,853 sqft · Other · 159 Days on market

Built 1958 0.54 ac lot ↓ 15% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

Key facts

• 2 units
• Over half of an acre
• Duplex

Tags

• OVER HALF OF AN ACRE
• DUPLEX
• 2 UNITS

Property features AI

Finance

• Other: Property classified as residential
• HOA & community: No association fee

Exterior

• Parking: Surface parking (approximately 10 spaces available)
• Utilities: Electricity connected
• Home design: Single-family ranch; One story
• Construction: Block construction; Built in 1958; Flat roof
• Exterior features: Cleared, level lot; Lot dimensions approximately 175 x 135

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 4 bedrooms, all on the first floor; Primary bedroom located on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: 8 total rooms; 4 closets; No basement; Primary bedroom included
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $324 ($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: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#277 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Bullitt County (suburban): math 29% / reading 41% proficiency, ranked #55 of 165 in KY (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 380 units permitted in Bullitt County in 2024 (8 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.
• Bullitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% 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 159 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.23% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $2,043
• Equity at exit: $17,147

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $28,465
• 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 40109

• Home prices YoY: -18.5%
• Active inventory: 31
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $324

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $404	-5% $364	+0% $324	+5% $285	+10% $245
Rent	-10% $212	-5% $268	+0% $324	+5% $380	+10% $436
Rate	-1.0pp $382	-0.5pp $354	base $324	+0.5pp $295	+1.0pp $264

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 26 events

1. 2026-05-12
   status Pending

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

2. 2026-05-12
   status Pending 285-char remark

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

3. 2026-04-25
   price $115,000 285-char remark

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

4. 2026-04-25
   price $115,000

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

5. 2026-02-26
   price $125,000 285-char remark

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

6. 2026-02-26
   price $125,000

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

7. 2026-02-16
   status Active 285-char remark

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

8. 2026-02-16
   status Active

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

9. 2026-02-06
   status Pending

   Show marketing remark (285 chars)

   Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

10. 2026-02-06
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

11. 2025-12-26
    status Active 285-char remark

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

12. 2025-12-26
    price $130,000 285-char remark

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

13. 2025-12-26
    status Active

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

14. 2025-12-26
    price $130,000

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

15. 2025-09-20
    status Pending 285-char remark

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

16. 2025-09-20
    status Pending

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

17. 2025-08-20
    listed $140,000 Active

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

18. 2025-08-20
    listed $140,000 Active 285-char remark

    Show marketing remark (285 chars)

    Don't miss out on this rare opportunity to own a duplex outside of Jefferson County. Sitting on .54 of an acre, this property rents quickly and offers a country lifestyle that renters love. Currently occupied by two long term renters that are month to month. Each unit is 2 bed 1 bath.

19. 2023-10-23
    status Active
20. 2023-10-16
    status Pending
21. 2023-10-16
    historical
22. 2023-08-07
    status Active
23. 2023-07-27
    status Pending
24. 2023-07-14
    listed $140,000 Active
25. 2020-03-07
    historical
26. 2019-09-13
    listed $135,000 Active

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

Taxation est. · year 1

• Rental income: $16,998
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,345
• Taxable income: $2,191
• Est. tax owed @ 24.0%: −$526
• 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: Bullitt County
• NCES district ID: 2100750
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $55,009
• Composite: 30.78/100
• National rank: #6151
• State rank: #55 of 165 in KY

Livability — Brooks

• Score: 65/100
• State rank: #277
• US rank: #13521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,363

Population outlook (Bullitt County) Hauer SSP2

• Today (2025): 89,555 people
• By 2030: 94,389 · +5.4%
• By 2040: 102,759 · +14.7%
• By 2050: 108,955 · +21.7%
• By 2075: 121,898 · +36.1%
• By 2100: 126,383 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 4% Iranian 2% Romanian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Bullitt

• 2024 margin: Solid R (+51.0) · D 23.8% · R 74.8% · Other 1.4%
• 2008→2024 swing: -18.7pp toward R · 2008: -32.3pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+48.0 2016: R+49.8 2012: R+35.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.41%
• Current HPI: 261.2976
• 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

-14.8% since first listed

26 events — show timeline

• 2026-05-12 Pending — Metro Search MLS
• 2026-05-12 Pending — Metro Search MLS
• 2026-04-25 Price Changed $115,000 Metro Search MLS
• 2026-04-25 Price Changed $115,000 Metro Search MLS
• 2026-02-26 Price Changed $125,000 Metro Search MLS
• 2026-02-26 Price Changed $125,000 Metro Search MLS
• 2026-02-16 Relisted — Metro Search MLS
• 2026-02-16 Relisted — Metro Search MLS
• 2026-02-06 Pending — Metro Search MLS
• 2026-02-06 Pending — Metro Search MLS
• 2025-12-26 Relisted — Metro Search MLS
• 2025-12-26 Price Changed $130,000 Metro Search MLS
• 2025-12-26 Relisted — Metro Search MLS
• 2025-12-26 Price Changed $130,000 Metro Search MLS
• 2025-09-20 Pending — Metro Search MLS
• 2025-09-20 Pending — Metro Search MLS
• 2025-08-20 Listed $140,000 Metro Search MLS
• 2025-08-20 Listed $140,000 Metro Search MLS
• 2023-10-23 Relisted — Metro Search MLS
• 2023-10-16 Pending — Metro Search MLS
• 2023-10-16 Listing Removed — Metro Search MLS
• 2023-08-07 Relisted — Metro Search MLS
• 2023-07-27 Pending — Metro Search MLS
• 2023-07-14 Listed $140,000 Metro Search MLS
• 2020-03-07 Listing Removed — Metro Search MLS
• 2019-09-13 Listed $135,000 Metro Search MLS