234 Brandenburg Rd · Frenchburg, KY 40322

$49,900

2 bd · 1.0 ba · 993 sqft · SingleFamily · 30 Days on market

Built 1987 1.35 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.3/10.0

Listing remarks

Handyman special with big upside: rustic cabin on over an acre just minutes from Red River Gorge/Natural Bridge recreation. Private, lightly wooded lot with space for a workshop, garden, or additional outbuildings. HOME IS ON AUCTION AT THIS PRICE

Key facts

• Space for garden
• Private lot
• Lightly wooded lot

Tags

• OVER AN ACRE
• PRIVATE LOT
• LIGHTLY WOODED LOT
• SPACE FOR WORKSHOP
• SPACE FOR GARDEN
• SPACE FOR OUTBUILDINGS

Property features AI

Finance

• Other: Lot size about 1.35 acres

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer
• Home design: Cabin-style property; Two levels
• Construction: Wood siding construction; Metal roof; Pillar/post/pier foundation; Built area approximately 993 (building area total)
• Exterior features: Property has many trees; Rural wooded view

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 5 rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($891 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 1.7% in Frenchburg — 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 64/100 on livability (#298 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Menifee County (rural): math 21% / reading 40% proficiency, ranked #113 of 165 in KY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Menifee County High School (math 17% / reading 37%, grade F, #158 of 254 statewide, top 68%, 287 students, 78% FRL).
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Menifee County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.79% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.83%
• DSCR: 2.37
• GRM: 4.7

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $14,790
• Equity at exit: $7,440

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $42,372
• Equity at exit: $4,314

Cash invested: $13,972 (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 40322

• Home prices YoY: -5.0%
• Active inventory: 31
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $891 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $359

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 55%

Sensitivity live

Price	-10% $393	-5% $376	+0% $359	+5% $342	+10% $324
Rent	-10% $289	-5% $324	+0% $359	+5% $394	+10% $429
Rate	-1.0pp $384	-0.5pp $372	base $359	+0.5pp $346	+1.0pp $333

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $49,900 Active 30 DOM
2. 2026-06-18
   days on market $49,900 Active 27 DOM
3. 2026-06-17
   days on market $49,900 Active 26 DOM
4. 2026-06-16
   days on market $49,900 Active 25 DOM
5. 2026-06-15
   days on market $49,900 Active 24 DOM
6. 2026-06-14
   days on market $49,900 Active 22 DOM
7. 2026-06-13
   days on market $49,900 Active 21 DOM
8. 2026-06-10
   days on market $49,900 Active 19 DOM
9. 2026-06-09
   days on market $49,900 Active 18 DOM
10. 2026-06-08
    days on market $49,900 Active 17 DOM
11. 2026-06-07
    days on market $49,900 Active 16 DOM
12. 2026-06-03
    days on market $49,900 Active 12 DOM
13. 2026-06-02
    days on market $49,900 Active 11 DOM
14. 2026-06-01
    days on market $49,900 Active 10 DOM
15. 2026-05-31
    days on market $49,900 Active 9 DOM
16. 2026-05-31
    days on market $49,900 Active 8 DOM
17. 2026-05-22
    listed $49,900 Active
18. 2026-01-22
    price $50,000
19. 2025-12-26
    price $59,100
20. 2025-12-09
    price $59,400
21. 2025-11-13
    price $59,700
22. 2025-10-28
    price $60,000
23. 2025-09-19
    price $77,200
24. 2025-09-04
    price $77,600
25. 2025-08-20
    price $85,000
26. 2025-08-04
    price $94,500
27. 2025-07-18
    price $129,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,691
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$855
• − Management: −$855
• − Depreciation: −$1,452
• Taxable income: $3,735
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,411/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: Menifee County
• NCES district ID: 2104080
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $32,414
• Composite: 24.86/100
• National rank: #7587
• State rank: #113 of 165 in KY

Livability — Frenchburg

• Score: 64/100
• State rank: #298
• US rank: #14283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,207

Population outlook (Menifee County) Hauer SSP2

• Today (2025): 6,403 people
• By 2030: 6,264 · -2.2%
• By 2040: 5,790 · -9.6%
• By 2050: 5,037 · -21.3%
• By 2075: 3,738 · -41.6%
• By 2100: 2,519 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Lithuanian 1% Serbian 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Menifee

• 2024 margin: Solid R (+57.7) · D 20.2% · R 77.9% · Other 2.0%
• 2008→2024 swing: -62.6pp toward R · 2008: 4.9pp · 2024: -57.7pp
• All cycles: 2024: R+57.7 2020: R+50.3 2016: R+47.1 2012: R+16.8 2008: D+4.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.47%
• Current HPI: 181.7483
• 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

-61.5% since first listed

11 events — show timeline

• 2026-05-22 Listed $49,900 ImagineMLS
• 2026-01-22 Price Changed $50,000 Metro Search MLS
• 2025-12-26 Price Changed $59,100 Metro Search MLS
• 2025-12-09 Price Changed $59,400 Metro Search MLS
• 2025-11-13 Price Changed $59,700 Metro Search MLS
• 2025-10-28 Price Changed $60,000 Metro Search MLS
• 2025-09-19 Price Changed $77,200 Metro Search MLS
• 2025-09-04 Price Changed $77,600 Metro Search MLS
• 2025-08-20 Price Changed $85,000 Metro Search MLS
• 2025-08-04 Price Changed $94,500 Metro Search MLS
• 2025-07-18 Price Changed $129,500 Metro Search MLS