112 S Kennett Ave · Bardstown, KY 40004

$209,000

4 bd · 1.0 ba · 1,817 sqft · SingleFamily public records · 100 Days on market

Built 1948 0.30 ac lot Est $316k · 34% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Neat 4 bedroom, 1 bath home with 1037 sq. ft. living space. Large kitchen and living area, comfortable size bedrooms, and laundry on first floor. Unfinished 780 sq. ft. basement. Nice yard for kids and pets, 18x20 storage building. All this close to downtown Bardstown.

Key facts

• Unfinished basement
• Storage building
• Large kitchen

Tags

• LARGE KITCHEN
• LIVING AREA
• LAUNDRY ON FIRST FLOOR
• UNFINISHED BASEMENT
• STORAGE BUILDING
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Subdivision: Kennett Addition
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Traditional / Other architectural style; 2 stories; Built in 1948
• Construction: Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Level lot; Chain link fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 4 bedrooms total — 2 on the first floor, 2 on the second floor (primary bedroom located on the first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; Unfinished basement; Basement present; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $167k (20.0% below list).
• Recommended offer: $167k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Bardstown — 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 71/100 on livability (#145 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D, amenities F.
• Bardstown Independent (town): math 32% / reading 46% proficiency, ranked #41 of 165 in KY (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 210 units permitted in Nelson County in 2024 (15 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Nelson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,266 (20.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $316,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S 6th St	0.35mi	4/2.0	1,970 (+8%)	2mo	$285,000	$145	64
308 S 6th St	0.30mi	3/1.5 (-1)	1,736 (-4%)	11mo	$260,000	$150	62
310 S Third St	0.55mi	3/2.5 (-1)	1,723 (-5%)	5mo	$352,500	$205	50
218 Rosewood Dr	0.65mi	3/2.0 (-1)	1,726 (-5%)	3mo	$295,000	$171	50
320 S Third St	0.56mi	3/2.5 (-1)	1,730 (-5%)	12mo	$349,000	$202	45
317 Raspberry Aly	0.61mi	3/2.0 (-1)	1,647 (-9%)	4mo	$400,000	$243	44
104 Hillcrest Dr	0.63mi	3/2.0 (-1)	1,860 (+2%)	22mo	$230,000	$124	40
127 Westwind Trl	0.67mi	3/2.0 (-1)	1,770 (-3%)	21mo	$294,900	$167	38
211 N Fifth St	0.45mi	3/2.0 (-1)	1,640 (-10%)	22mo	$343,900	$210	36
522 N 4th St	0.74mi	3/2.0 (-1)	1,624 (-11%)	5mo	$250,000	$154	35
106 Englewood Dr	0.69mi	3/2.5 (-1)	2,048 (+13%)	7mo	$449,500	$219	30
206 W Beall Ave	0.66mi	3/2.0 (-1)	2,043 (+12%)	22mo	$356,250	$174	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-28,207
• Equity at exit: $31,163

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-17,569
• Equity at exit: $18,071

Cash invested: $58,520 (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 40004

• Home prices YoY: -16.0%
• Active inventory: 242
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $91

Break-even live

Break-even rent $1,558

Max offer price $209,000

Occupancy floor 90%

Sensitivity live

Price	-10% $209	-5% $150	+0% $91	+5% $31	+10% $-28
Rent	-10% $-42	-5% $24	+0% $91	+5% $157	+10% $223
Rate	-1.0pp $196	-0.5pp $144	base $91	+0.5pp $36	+1.0pp $-19

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 E Maidens Aly Bardstown, KY	3.0	2.0	1450	$1,600	$1.10	45d	1	0.64mi

Listing history 19 events

1. 2026-06-19
   days on market $209,000 Active 100 DOM
2. 2026-06-18
   days on market $209,000 Active 99 DOM
3. 2026-06-17
   days on market $209,000 Active 98 DOM
4. 2026-06-16
   days on market $209,000 Active 97 DOM
5. 2026-06-15
   days on market $209,000 Active 96 DOM
6. 2026-06-14
   days on market $209,000 Active 94 DOM
7. 2026-06-12
   days on market $209,000 Active 93 DOM
8. 2026-06-09
   days on market $209,000 Active 90 DOM
9. 2026-06-08
   days on market $209,000 Active 89 DOM
10. 2026-06-07
    days on market $209,000 Active 88 DOM
11. 2026-06-05
    days on market $209,000 Active 85 DOM
12. 2026-06-03
    days on market $209,000 Active 84 DOM
13. 2026-06-02
    days on market $209,000 Active 83 DOM
14. 2026-06-01
    days on market $209,000 Active 82 DOM
15. 2026-05-31
    days on market $209,000 Active 81 DOM
16. 2026-05-30
    days on market $209,000 Active 80 DOM
17. 2026-04-06
    historical Active Under Contract
18. 2026-03-06
    listed $209,000 Active
19. 2023-06-20
    soldstatus $183,000

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,797 · $150/mo
• Expected delta: +$1,224/yr (+$102/mo · 213.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,072
• − Mortgage interest: −$11,707
• − Property taxes: −$573
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$6,080
• Taxable loss: −$2,545
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $1,697/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: Bardstown Independent
• NCES district ID: 2100270
• Math proficiency: 32% ▼ -8.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $38,799
• Composite: 32.54/100
• National rank: #5694
• State rank: #41 of 165 in KY

Livability — Bardstown

• Score: 71/100
• State rank: #145
• US rank: #6811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bardstown, KY
• County: Nelson County · 30,601 people
• City population: 30,601
• Metro: Bardstown, KY
• Population (ZIP): 30,601
• Household income: $66,578
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 795.0

Population outlook (Nelson County) Hauer SSP2

• Today (2025): 48,436 people
• By 2030: 49,780 · +2.8%
• By 2040: 51,737 · +6.8%
• By 2050: 52,395 · +8.2%
• By 2075: 52,271 · +7.9%
• By 2100: 47,277 · -2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, United Kingdom
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 0%

Political lean MEDSL · Nelson

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.2%
• 2008→2024 swing: -28.1pp toward R · 2008: -13.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+36.6 2016: R+33.7 2012: R+16.5 2008: R+13.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.14%
• Current HPI: 272.9009
• Rent YoY: —
• Metro: Bardstown, 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

+14.2% since first listed

3 events — show timeline

• 2026-04-06 Contingent — Metro Search MLS
• 2026-03-06 Listed $209,000 Metro Search MLS
• 2023-06-20 Sold (Public Records) $183,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $573 · +153.2% YoY. Source: county tax records.