115 Gaylene Ave · Vine Grove, KY 40160

$174,900

3 bd · 1.0 ba · 1,232 sqft · Other · 4 Days on market

Built 2016 0.70 ac lot

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Why this score? — see what drove the D- 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 +12.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a spacious double-wide mobile home in Radcliff, set on an expansive 0.7 acres of land. This inviting property features 3 comfortable bedrooms and 1 bathroom, making it a perfect starter home for families, first-time buyers, or a good retirement home. Enjoy plenty of outdoor space for gardening, entertaining, or relaxing, all while being nestled in a welcoming neighborhood. This is a fantastic opportunity to create your ideal affordable living environment!

Key facts

• 0.7 acres of land
• Outdoor space
• 0.7 acre lot

Tags

• 0.7 ACRES OF LAND
• OUTDOOR SPACE
• WELCOMING NEIGHBORHOOD

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No designated parking
• Utilities: Electricity connected
• Home design: Residential property; One story; Other architectural style
• Construction: Built in 2016; Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Corner lot; Cleared, level lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms (all on the first floor); Primary bedroom on the first floor
• Bathrooms: One full bathroom
• Interior features: Six total rooms; Living room on the first floor; No basement
• Laundry & utility: Laundry room on the first floor; First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (23.0% below list).
• Recommended offer: $135k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Vine Grove — 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 72/100 on livability (#124 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $139k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $134,653 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.8

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-31,816
• Equity at exit: $26,078

10-year hold

• IRR: -12.7%
• Equity multiple: 0.28×
• Total profit: $-35,265
• Equity at exit: $15,122

Cash invested: $48,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-37

Break-even live

Break-even rent $1,393

Max offer price $168,372

Occupancy floor 98%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   status $174,900 Pending 4 DOM
2. 2026-06-01
   days on market $174,900 Active 4 DOM
3. 2026-05-31
   days on market $174,900 Active 3 DOM
4. 2026-05-30
   days on market $174,900 Active 2 DOM
5. 2026-05-28
   listed $174,900 Active

   Show marketing remark (468 chars)

   Discover a spacious double-wide mobile home in Radcliff, set on an expansive 0.7 acres of land. This inviting property features 3 comfortable bedrooms and 1 bathroom, making it a perfect starter home for families, first-time buyers, or a good retirement home. Enjoy plenty of outdoor space for gardening, entertaining, or relaxing, all while being nestled in a welcoming neighborhood. This is a fantastic opportunity to create your ideal affordable living environment!

6. 2026-05-28
   listed $174,900 Active 468-char remark

   Show marketing remark (468 chars)

   Discover a spacious double-wide mobile home in Radcliff, set on an expansive 0.7 acres of land. This inviting property features 3 comfortable bedrooms and 1 bathroom, making it a perfect starter home for families, first-time buyers, or a good retirement home. Enjoy plenty of outdoor space for gardening, entertaining, or relaxing, all while being nestled in a welcoming neighborhood. This is a fantastic opportunity to create your ideal affordable living environment!

7. 2022-11-10
   soldstatus $139,000
8. 2020-07-03
   soldstatus $66,930 77-char remark

   Show marketing remark (77 chars)

   2016 Manufactured home on a large lot. Three bedrooms, two baths. New carpet.

9. 2020-03-13
   listed $74,900 77-char remark

   Show marketing remark (77 chars)

   2016 Manufactured home on a large lot. Three bedrooms, two baths. New carpet.

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$176/yr (+$15/mo · 13.3%)

ⓘ 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 3% 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: $16,158
• − Mortgage interest: −$9,797
• − Property taxes: −$1,328
• − Insurance: −$874
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$5,088
• Taxable loss: −$3,514
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $400/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 — Vine Grove

• Score: 72/100
• State rank: #124
• US rank: #5837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vine Grove, KY
• County: Hardin County · 77,611 people
• 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

+133.5% since first listed

5 events — show timeline

• 2026-05-28 Listed $174,900 HKARMLS
• 2026-05-28 Listed $174,900 Metro Search MLS
• 2022-11-10 Sold (Public Records) $139,000 Public Records
• 2020-07-03 Sold (MLS) $66,930 GORAMLS
• 2020-03-13 Listed $74,900 GORAMLS

Property tax history

+21.4%/yr

Latest (2025): $1,328 · +0.6% YoY. Source: county tax records.