1465 Chenault Bridge Rd · Danville, KY 40444

$200,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily · 252 Days on market

0.85 ac lot $136/sqft · 32% below area Est $295k · 32% under

---

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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0

Listing remarks MLS

This 4 bedroom 2 bath 1 level home with a carport and detached garage on close to an acre in Garrard County is now available. Minutes to Herrington Lake, Close to Nicholasville, Lancaster, Danville, and 30 minutes to Lexington. So much potential on this one to make it your next home.

Key facts

• 0.85 acre lot
• Garage
• Listed 251 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $188k (5.9% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.0% in Danville — 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 77/100 on livability (#85 in KY, #3,148 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Garrard County (rural): math 28% / reading 42% proficiency, ranked #63 of 165 in KY (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 168 active listings in the ZIP.

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.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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. 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: 0.94% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $295,044
• List price: $200,000
• Delta: -32.21%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-25,679
• Equity at exit: $29,821

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-13,616
• Equity at exit: $17,292

Cash invested: $56,000 (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 40444

• Home prices YoY: -2.6%
• Active inventory: 168
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $105

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $243	-5% $174	+0% $105	+5% $36	+10% $-33
Rent	-10% $-44	-5% $31	+0% $105	+5% $180	+10% $254
Rate	-1.0pp $206	-0.5pp $156	base $105	+0.5pp $53	+1.0pp $1

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $200,000 Active 252 DOM
2. 2026-06-18
   days on market $200,000 Active 251 DOM
3. 2026-06-17
   days on market $200,000 Active 250 DOM
4. 2026-06-16
   days on market $200,000 Active 249 DOM
5. 2026-06-15
   days on market $200,000 Active 248 DOM
6. 2026-06-14
   days on market $200,000 Active 246 DOM
7. 2026-06-13
   days on market $200,000 Active 245 DOM
8. 2026-06-10
   days on market $200,000 Active 243 DOM
9. 2026-06-09
   days on market $200,000 Active 242 DOM
10. 2026-06-09
    price $200,000 Active 241 DOM
11. 2026-06-08
    days on market $225,999 Active 241 DOM
12. 2026-06-07
    days on market $225,999 Active 240 DOM
13. 2026-06-05
    days on market $225,999 Active 237 DOM
14. 2026-06-03
    days on market $225,999 Active 236 DOM
15. 2026-06-02
    days on market $225,999 Active 235 DOM
16. 2026-06-01
    days on market $225,999 Active 234 DOM
17. 2026-05-31
    days on market $225,999 Active 233 DOM
18. 2026-05-30
    days on market $225,999 Active 232 DOM
19. 2026-04-11
    price $235,999 284-char remark

    Show marketing remark (284 chars)

    This 4 bedroom 2 bath 1 level home with a carport and detached garage on close to an acre in Garrard County is now available. Minutes to Herrington Lake, Close to Nicholasville, Lancaster, Danville, and 30 minutes to Lexington. So much potential on this one to make it your next home.

20. 2026-04-11
    status Active 284-char remark

    Show marketing remark (284 chars)

    This 4 bedroom 2 bath 1 level home with a carport and detached garage on close to an acre in Garrard County is now available. Minutes to Herrington Lake, Close to Nicholasville, Lancaster, Danville, and 30 minutes to Lexington. So much potential on this one to make it your next home.

21. 2026-04-07
    historical 284-char remark

    Show marketing remark (284 chars)

    This 4 bedroom 2 bath 1 level home with a carport and detached garage on close to an acre in Garrard County is now available. Minutes to Herrington Lake, Close to Nicholasville, Lancaster, Danville, and 30 minutes to Lexington. So much potential on this one to make it your next home.

22. 2025-10-07
    listed $240,000 Active 284-char remark

    Show marketing remark (284 chars)

    This 4 bedroom 2 bath 1 level home with a carport and detached garage on close to an acre in Garrard County is now available. Minutes to Herrington Lake, Close to Nicholasville, Lancaster, Danville, and 30 minutes to Lexington. So much potential on this one to make it your next home.

23. 2023-11-26
    historical
24. 2023-10-13
    price $240,000
25. 2023-10-08
    listed $259,000 Active
26. 2007-06-04
    historical
27. 2006-06-04
    listed $119,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,593
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,818
• Taxable loss: −$2,043
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $1,753/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: Garrard County
• NCES district ID: 2102160
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $43,411
• Composite: 29.67/100
• National rank: #6462
• State rank: #63 of 165 in KY

Livability — Danville

• Score: 77/100
• State rank: #85
• US rank: #3148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,950
• Population (ZIP): 14,207

Population outlook (Garrard County) Hauer SSP2

• Today (2025): 17,852 people
• By 2030: 18,018 · +0.9%
• By 2040: 18,076 · +1.3%
• By 2050: 17,592 · -1.5%
• By 2075: 16,128 · -9.7%
• By 2100: 13,489 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 1% Subsaharan African 1% Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Garrard

• 2024 margin: Solid R (+60.2) · D 19.3% · R 79.5% · Other 1.3%
• 2008→2024 swing: -17.1pp toward R · 2008: -43.1pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.6 2016: R+58.5 2012: R+51.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.08%
• Current HPI: 297.6233
• 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

+96.8% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $235,999 ImagineMLS
• 2026-04-11 Relisted — ImagineMLS
• 2026-04-07 Listing Removed — ImagineMLS
• 2025-10-07 Listed $240,000 ImagineMLS
• 2023-11-26 Listing Removed — ImagineMLS
• 2023-10-13 Price Changed $240,000 ImagineMLS
• 2023-10-08 Listed $259,000 ImagineMLS
• 2007-06-04 Listing Removed — ImagineMLS
• 2006-06-04 Listed $119,900 ImagineMLS

Property tax history

-1.3%/yr

Latest (2025): $267 · -10.0% YoY. Source: county tax records.