3804 Deer Haven Dr · Radcliff, KY 42701

$185,000

3 bd · 1.5 ba · 1,974 sqft · SingleFamily public records · 261 Days on market

Built 2021 0.40 ac lot Est $312k · 41% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property sold as is; proof of funds/preapproval letter with all offers; response to offers may take several days; sq ft not warranted; buyer responsible for verifying all utilities.

Key facts

• Large closet
• Sliding barn door
• Split floor plan

Tags

• OVERSIZED FRONT PORCH
• FARMHOUSE SINK
• SPLIT FLOOR PLAN
• INCLUDED APPLIANCES
• LARGE CLOSET
• SLIDING BARN DOOR

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Manufactured single-family home; Residential property; Subdivision: Deerhaven Estates
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Porch; Storm door(s)

Interior

• Kitchen: Dishwasher; Disposal; Range; Oven; Refrigerator; Freezer; Pantry; Eat-in kitchen
• Bedrooms: Bedrooms info not specified
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Eat-in kitchen; Pantry; Storm windows; Smoke detector(s); Accessible entrance; Accessible full bath
• Laundry & utility: Laundry room with washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/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 $169k (8.8% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: New Highland Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 501 students, 62% FRL); Bluegrass Middle School (math 22% / reading 40%, grade F, #138 of 217 statewide, top 65%, 578 students, 52% FRL); John Hardin High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 790 students, 52% FRL).
• Market conditions: Rents rising (+3.3%/yr); 548 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $50k; list at $185k implies a 270% gain — meaningful room to come down on a strong offer.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $311,892
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Shady Oaks Ct	0.30mi	4/2.0 (+1)	1,980 (+0%)	11mo	$438,500	$221	69
106 Blenheim Blvd	0.43mi	3/2.5	1,920 (-3%)	11mo	$309,000	$161	62
101 Secluded Cir	0.39mi	3/2.5	2,150 (+9%)	3mo	$475,000	$221	61
298 Amy Ave	0.68mi	4/3.0 (+1)	1,848 (-6%)	13mo	$279,900	$151	36
130 Westbourne Ct	0.64mi	4/2.5 (+1)	1,812 (-8%)	16mo	$210,000	$116	34
132 Longsdale Ct	0.65mi	3/2.5	1,704 (-14%)	15mo	$269,900	$158	31
164 Portobello Rd	0.68mi	4/2.5 (+1)	2,104 (+7%)	22mo	$330,000	$157	30

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-14,360
• Equity at exit: $27,584

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $8,913
• Equity at exit: $15,995

Cash invested: $51,800 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 548
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $238

Break-even live

Break-even rent $1,386

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $343	-5% $290	+0% $238	+5% $186	+10% $133
Rent	-10% $105	-5% $171	+0% $238	+5% $305	+10% $371
Rate	-1.0pp $331	-0.5pp $285	base $238	+0.5pp $190	+1.0pp $141

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $185,000 Active 261 DOM
2. 2026-06-19
   days on market $185,000 Active 259 DOM
3. 2026-06-18
   days on market $185,000 Active 258 DOM
4. 2026-06-17
   days on market $185,000 Active 257 DOM
5. 2026-06-16
   days on market $185,000 Active 256 DOM
6. 2026-06-15
   days on market $185,000 Active 255 DOM
7. 2026-06-14
   days on market $185,000 Active 253 DOM
8. 2026-06-13
   days on market $185,000 Active 252 DOM
9. 2026-06-10
   days on market $185,000 Active 250 DOM
10. 2026-06-09
    days on market $185,000 Active 249 DOM
11. 2026-06-08
    days on market $185,000 Active 248 DOM
12. 2026-06-07
    days on market $185,000 Active 247 DOM
13. 2026-06-03
    days on market $185,000 Active 243 DOM
14. 2026-06-02
    days on market $185,000 Active 242 DOM
15. 2026-06-01
    days on market $185,000 Active 241 DOM
16. 2026-05-31
    days on market $185,000 Active 240 DOM
17. 2026-05-30
    days on market $185,000 Active 239 DOM
18. 2026-05-14
    price $185,000
19. 2026-04-02
    status Active
20. 2025-11-14
    price $189,000
21. 2025-10-01
    listed $192,000 Active
22. 2025-07-09
    historical
23. 2025-01-08
    listed $194,900 Active
24. 2007-09-14
    soldstatus $50,000 181-char remark

    Show marketing remark (181 chars)

    Property sold as is; proof of funds/preapproval letter with all offers; response to offers may take several days; sq ft not warranted; buyer responsible for verifying all utilities.

25. 2007-06-11
    listed $53,500 181-char remark

    Show marketing remark (181 chars)

    Property sold as is; proof of funds/preapproval letter with all offers; response to offers may take several days; sq ft not warranted; buyer responsible for verifying all utilities.

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: +$1,017/yr (+$85/mo · 177.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $20,250
• − Mortgage interest: −$10,363
• − Property taxes: −$574
• − Insurance: −$925
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$5,382
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,912/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): 53,987
• Household income: $69,619
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1663.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 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: ▼ -96.94%
• Current HPI: 228.7091
• Rent YoY: ▲ 3.32%
• 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

+245.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $185,000 HKARMLS
• 2026-04-02 Relisted — HKARMLS
• 2025-11-14 Price Changed $189,000 HKARMLS
• 2025-10-01 Listed $192,000 HKARMLS
• 2025-07-09 Listing Removed — Metro Search MLS
• 2025-01-08 Listed $194,900 Metro Search MLS
• 2007-09-14 Sold (MLS) $50,000 Metro Search MLS
• 2007-06-11 Listed $53,500 Metro Search MLS

Property tax history

+1.4%/yr

Latest (2025): $574 · -43.2% YoY. Source: county tax records.