430 E W Hatcher Rd · Horse Cave, KY 42749

$125,000

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 7 Days on market

Built 1926 6.00 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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Escape to your own private sanctuary with "Relax, Reset & Enjoy, " a charming 6-acre retreat nestled in the heart of Kentucky. This exceptional property offers the perfect blend of residential comfort and recreational adventure, ideal for those seeking tranquility, outdoor pursuits, or a peaceful weekend getaway. Imagine waking up to the sounds of nature and spending your days exploring your own piece of paradise, complete with a cozy home ready for your personal touch. Location Situated in the picturesque city of Horse Cave, within Hart County, Kentucky, this property offers the serenity of rural living with convenient access to local amenities. The area is renowned for its

Key facts

• Abundant wildlife
• Recreational haven
• 6 acre retreat

Tags

• 6 ACRE RETREAT
• WILDLIFE OBSERVATION
• ABUNDANT WILDLIFE
• RECREATIONAL HAVEN

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Farm property
• Construction: Metal roof
• Exterior features: Covered porch; Outbuilding; Wooded lot

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Wood stove heating; Propane heating; Window air conditioning units
• Interior features: Window coverings
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $114k (8.6% below list).
• Recommended offer: $114k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.7% in Horse Cave — 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 67/100 on livability (#206 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.
• Caverna Independent (rural): math 10% / reading 27% proficiency, ranked #165 of 165 in KY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 79 units permitted in Hart County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,224 (8.6% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.91% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $77,303
• Equity at exit: $112,610

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $220,257
• Equity at exit: $242,848

Cash invested: $35,000 (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 42749

• Home prices YoY: 13.5%
• Active inventory: 55
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $146

Break-even live

Break-even rent $958

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $125,000 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$485/yr (+$40/mo · 82.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,707
• − Mortgage interest: −$7,002
• − Property taxes: −$590
• − Insurance: −$625
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,636
• Taxable loss: −$340
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,829/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: Caverna Independent
• NCES district ID: 2101110
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 27% ▼ -21.00%
• Median HH income: $30,215
• Composite: 14.71/100
• National rank: #9399
• State rank: #165 of 165 in KY

Livability — Horse Cave

• Score: 67/100
• State rank: #206
• US rank: #10135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,835

Population outlook (Hart County) Hauer SSP2

• Today (2025): 18,897 people
• By 2030: 19,008 · +0.6%
• By 2040: 19,032 · +0.7%
• By 2050: 18,584 · -1.7%
• By 2075: 17,303 · -8.4%
• By 2100: 14,894 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 15% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Polish 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.6%
• 2008→2024 swing: -29.1pp toward R · 2008: -30.9pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+53.0 2016: R+49.4 2012: R+29.8 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.99%
• Current HPI: 344.9104
• 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

1 event — show timeline

• 2026-05-21 Listed $125,000 HKARMLS

Property tax history

+4.8%/yr

Latest (2025): $590 · -1.0% YoY. Source: county tax records.