1245 Viers Ln · Vine Grove, KY 40175

$175,000

3 bd · 2.0 ba · 1,525 sqft · Other · 18 Days on market

Built 1997 1.90 ac lot $115/sqft · 20% below area Est $219k · 20% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this 3-bedroom, 2 full bath home offering 1,575 square feet of living space, perfectly situated on nearly 2 scenic acres backing up to beautiful Otter Creek. This property combines privacy, space, and natural surroundings ideal for those looking to create their dream home.The home features a durable metal roof and a spacious detached 2-car garage (24' x 32') complete with electric, making it perfect for storage, hobbies, or a workshop. All kitchen appliances will remain. While the home is in need of cosmetic updates, it offers a fantastic opportunity to personalize and build equity in a highly desirable setting. With mature surroundings, peaceful creek views, and plenty of room to roam, this property is full of potential

Key facts

• Kitchen appliances
• Creek views
• Scenic acres

Tags

• METAL ROOF
• DETACHED GARAGE
• KITCHEN APPLIANCES
• CREEK VIEWS
• SCENIC ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 124 units permitted in Meade County in 2024 (0 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.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $219,298
• List price: $175,000
• Delta: -20.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-21,380
• Equity at exit: $26,093

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-9,344
• Equity at exit: $15,131

Cash invested: $49,000 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $108

Break-even live

Break-even rent $1,689

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $229	-5% $168	+0% $108	+5% $47	+10% $-13
Rent	-10% $-36	-5% $36	+0% $108	+5% $180	+10% $252
Rate	-1.0pp $196	-0.5pp $152	base $108	+0.5pp $63	+1.0pp $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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   status Active 756-char remark

   Show marketing remark (756 chars)

   Discover the potential in this 3-bedroom, 2 full bath home offering 1,575 square feet of living space, perfectly situated on nearly 2 scenic acres backing up to beautiful Otter Creek. This property combines privacy, space, and natural surroundings ideal for those looking to create their dream home.The home features a durable metal roof and a spacious detached 2-car garage (24' x 32') complete with electric, making it perfect for storage, hobbies, or a workshop. All kitchen appliances will remain. While the home is in need of cosmetic updates, it offers a fantastic opportunity to personalize and build equity in a highly desirable setting. With mature surroundings, peaceful creek views, and plenty of room to roam, this property is full of potential

2. 2026-04-29
   status Pending 756-char remark

   Show marketing remark (756 chars)

   Discover the potential in this 3-bedroom, 2 full bath home offering 1,575 square feet of living space, perfectly situated on nearly 2 scenic acres backing up to beautiful Otter Creek. This property combines privacy, space, and natural surroundings ideal for those looking to create their dream home.The home features a durable metal roof and a spacious detached 2-car garage (24' x 32') complete with electric, making it perfect for storage, hobbies, or a workshop. All kitchen appliances will remain. While the home is in need of cosmetic updates, it offers a fantastic opportunity to personalize and build equity in a highly desirable setting. With mature surroundings, peaceful creek views, and plenty of room to roam, this property is full of potential

3. 2026-04-22
   listed $175,000 Active 756-char remark

   Show marketing remark (756 chars)

   Discover the potential in this 3-bedroom, 2 full bath home offering 1,575 square feet of living space, perfectly situated on nearly 2 scenic acres backing up to beautiful Otter Creek. This property combines privacy, space, and natural surroundings ideal for those looking to create their dream home.The home features a durable metal roof and a spacious detached 2-car garage (24' x 32') complete with electric, making it perfect for storage, hobbies, or a workshop. All kitchen appliances will remain. While the home is in need of cosmetic updates, it offers a fantastic opportunity to personalize and build equity in a highly desirable setting. With mature surroundings, peaceful creek views, and plenty of room to roam, this property is full of potential

ⓘ 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 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,911
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$2,378
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$5,091
• Taxable loss: −$1,491
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $1,653/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 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

• Population (ZIP): 16,283

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.55%
• Current HPI: 246.3715
• 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

3 events — show timeline

• 2026-05-08 Relisted — Metro Search MLS
• 2026-04-29 Pending — Metro Search MLS
• 2026-04-22 Listed $175,000 Metro Search MLS

Property tax history

-1.8%/yr

Latest (2025): $348 · -9.9% YoY. Source: county tax records.