214 Forest Hill Rd · Hodgenville, KY 42748

$1

4 bd · 2.0 ba · 2,083 sqft · Other public records · 3 Days on market

Built 1965 0.63 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning, spacious ALL Brick ranch home located in a prestigious neighborhood, nestled on over 1/2-acre PARK-LIKE setting. Home Features: Open foyer welcomes you into a large living- room/dining area with large newly updated picture windows. Kitchen includes granite countertops with tile backsplash, built in Double Ovens and a stove top island with counter height seating. Family room features beamed ceilings, fireplace and sliding barn doors for added privacy. 4 large bedrooms and 2-1/2 baths. A newly remodeled master bath has double solid surface vanity and walk in tile shower. All bedrooms offer abundant closets for any and all storage needs. Other rooms include a separate home office, an

Key facts

• Beamed ceilings
• Stove top island
• Brick ranch home

Tags

• BRICK RANCH HOME
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• DOUBLE OVENS
• STOVE TOP ISLAND
• BEAMED CEILINGS

Property features AI

Exterior

• Parking: Attached 1-car garage
• Security: Smoke detectors
• Utilities: Public water; Septic tank
• Home design: Residential property; Auction property
• Construction: Brick construction; Shingle roof; Below-grade finished area
• Exterior features: Patio; Porch

Interior

• Kitchen: Cooktop; Double oven; Dishwasher; Refrigerator
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms; Accessible full bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Gas-log fireplace; Partially finished full basement
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 1796960.4% vs local median 4.1% in Hodgenville — 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 65/100 on livability (#259 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Larue County (rural): math 26% / reading 40% proficiency, ranked #82 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Larue County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 744 students, 46% FRL).
• Market conditions: 79 active listings in the ZIP; 65 units permitted in Larue County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Larue County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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.

Recommended offer $1

Questions for the listing agent

1. Built in 1965 — 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 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?
4. 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?
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: 189553.00% ✓
• Cap rate: 1796960.44%
• Cash-on-cash: 6417693.38%
• DSCR: 285552.24
• GRM: 0.0

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: —
• Equity multiple: 340724.48×
• Total profit: $95,403
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 735717.12×
• Total profit: $206,001
• Equity at exit: $0

Cash invested: $0 (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 42748

• Home prices YoY: -28.9%
• Active inventory: 79

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $1,497

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $1 Active
3. 2026-03-30
   historical
4. 2026-01-02
   price $364,900
5. 2026-01-02
   price $364,900
6. 2025-11-06
   listed $369,900 Active
7. 2025-11-06
   listed $369,900 Active
8. 2025-09-24
   price $399,900
9. 2025-09-17
   price $409,500
10. 2025-09-09
    price $410,000
11. 2020-08-17
    soldstatus $264,000
12. 2018-07-03
    soldstatus $233,000
13. 2018-07-03
    soldstatus $233,000
14. 2018-05-16
    listed $242,000
15. 2000-09-01
    soldstatus $129,550

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $22,746
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$0
• Taxable income: $19,107
• Est. tax owed @ 24.0%: −$4,586
• After-tax cash flow: $13,384/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: Larue County
• NCES district ID: 2103180
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $39,784
• Composite: 27.66/100
• National rank: #6918
• State rank: #82 of 165 in KY

Livability — Hodgenville

• Score: 65/100
• State rank: #259
• US rank: #12858

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,189

Population outlook (Larue County) Hauer SSP2

• Today (2025): 14,441 people
• By 2030: 14,453 · +0.1%
• By 2040: 14,258 · -1.3%
• By 2050: 13,687 · -5.2%
• By 2075: 12,271 · -15.0%
• By 2100: 10,639 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Larue

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+55.4 2012: R+37.8 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.53%
• Current HPI: 241.8077
• 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

+181.7% since first listed

15 events — show timeline

• 2026-05-11 Pending — HKARMLS
• 2026-05-08 Listed $1 HKARMLS
• 2026-03-30 Listing Removed — Metro Search MLS
• 2026-01-02 Price Changed $364,900 HKARMLS
• 2026-01-02 Price Changed $364,900 Metro Search MLS
• 2025-11-06 Listed $369,900 Metro Search MLS
• 2025-11-06 Listed $369,900 HKARMLS
• 2025-09-24 Price Changed $399,900 HKARMLS
• 2025-09-17 Price Changed $409,500 HKARMLS
• 2025-09-09 Price Changed $410,000 HKARMLS
• 2020-08-17 Sold (Public Records) $264,000 Public Records
• 2018-07-03 Sold (Public Records) $233,000 Public Records
• 2018-07-03 Sold (MLS) $233,000 HKARMLS
• 2018-05-16 Listed $242,000 HKARMLS
• 2000-09-01 Sold (Public Records) $129,550 Public Records

Property tax history

+32.8%/yr

Latest (2022): $2,230 · +1603.4% YoY. Source: county tax records.