805 E Cedar St · Franklin, KY 42134

$120,000

4 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 66 Days on market

Built 1948 0.37 ac lot $107/sqft · 11% below area Est $237k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 1-bath home offers great potential for investors or those looking to add their personal touch. The home features a covered front porch, original cabinetry, and a functional layout ready for updates. Conveniently located near local amenities, schools, and downtown Franklin. Property is being sold AS-IS. Seller will make no repairs. Inspections are welcome for informational purposes only.

Key facts

• Covered front porch
• Near schools
• Original cabinetry

Tags

• COVERED FRONT PORCH
• ORIGINAL CABINETRY
• FUNCTIONAL LAYOUT
• NEAR LOCAL AMENITIES
• NEAR SCHOOLS
• NEAR DOWNTOWN FRANKLIN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.9% in Franklin — 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 (#266 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Simpson County (town): math 29% / reading 39% proficiency, ranked #72 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Simpson County in 2024 (31 in 5+ unit buildings).
• This rent runs 34% of the median local income ($59k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Simpson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.39% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.14%
• DSCR: 1.99
• GRM: 6.0

CMA / ARV

• ARV (median comp): $237,184
• List price: $120,000
• Delta: -49.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Mark St	0.21mi	3/1.0 (-1)	1,132 (+1%)	10mo	$200,000	$177	75
711 Rogers Ave	0.21mi	3/2.0 (-1)	1,169 (+4%)	19mo	$216,000	$185	58
823 Mark St	0.20mi	3/2.0 (-1)	1,224 (+9%)	17mo	$225,000	$184	52
724 Grandview Dr	0.45mi	3/1.0 (-1)	1,163 (+4%)	19mo	$208,000	$179	52
304 Macedonia Rd	0.47mi	3/2.0 (-1)	1,066 (-5%)	11mo	$221,000	$207	52
500 Willow Ln	0.73mi	3/2.0 (-1)	1,142 (+2%)	3mo	$155,000	$136	51
302 Macedonia Rd	0.48mi	3/2.0 (-1)	1,066 (-5%)	11mo	$165,000	$155	51
711 Grandview Dr	0.56mi	3/1.0 (-1)	1,084 (-3%)	16mo	$159,900	$148	50
402 Macedonia Rd	0.47mi	3/2.0 (-1)	1,187 (+6%)	11mo	$215,000	$181	50
605 Village Dr	0.60mi	3/1.5 (-1)	1,121 (+0%)	18mo	$222,500	$198	50
732 Sherwood Dr	0.38mi	3/1.0 (-1)	1,006 (-10%)	15mo	$185,000	$184	48
614 Lamb Dr	0.75mi	3/1.0 (-1)	1,150 (+3%)	15mo	$155,000	$135	43

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $19,985
• Equity at exit: $17,892

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $68,027
• Equity at exit: $10,375

Cash invested: $33,600 (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 42134

• Home prices YoY: -27.7%
• Active inventory: 255
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$629
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $620

Break-even live

Break-even rent $888

Max offer price $120,000

Occupancy floor 58%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Blackjack Rd Unit 1101 Franklin, KY	3.0	2.0	1245	$1,425	$1.14	43d	1	1.18mi
801 Blackjack Rd Franklin, KY	2.0–3.0	2.0	1171	$1,425	$1.22	12d	5	1.18mi
205 Walker St Apt B Franklin, KY	3.0	2.5	1150	$1,750	$1.52	43d	1	1.21mi
834 N Main St Unit 40 Franklin, KY	3.0	2.0	1280	$1,295	$1.01	43d	1	1.47mi
834 N Main St Unit 28 Franklin, KY	3.0	2.0	1000	$1,195	$1.20	43d	1	1.47mi

Listing history 5 events

1. 2026-06-01
   days on market $120,000 Active 66 DOM
2. 2026-05-31
   days on market $120,000 Active 65 DOM
3. 2026-05-30
   days on market $120,000 Active 64 DOM
4. 2026-03-26
   listed $120,000 Active 405-char remark

   Show marketing remark (405 chars)

   This 4-bedroom, 1-bath home offers great potential for investors or those looking to add their personal touch. The home features a covered front porch, original cabinetry, and a functional layout ready for updates. Conveniently located near local amenities, schools, and downtown Franklin. Property is being sold AS-IS. Seller will make no repairs. Inspections are welcome for informational purposes only.

5. 2019-02-28
   soldstatus $25,000

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$761/yr (+$63/mo · 280.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $20,078
• − Mortgage interest: −$6,722
• − Property taxes: −$271
• − Insurance: −$600
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$3,491
• Taxable income: $5,782
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $6,051/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: Simpson County
• NCES district ID: 2105400
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $41,691
• Composite: 28.69/100
• National rank: #6692
• State rank: #72 of 165 in KY

Livability — Franklin

• Score: 65/100
• State rank: #266
• US rank: #13010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, KY
• County: Simpson County · 19,380 people
• City population: 19,380
• Metro: nan
• Population (ZIP): 19,380
• Household income: $59,113
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 576.0

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 19,331 people
• By 2030: 19,921 · +3.1%
• By 2040: 20,975 · +8.5%
• By 2050: 21,736 · +12.4%
• By 2075: 23,536 · +21.8%
• By 2100: 23,054 · +19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+43.9) · D 27.4% · R 71.2% · Other 1.4%
• 2008→2024 swing: -21.1pp toward R · 2008: -22.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+36.7 2016: R+39.0 2012: R+24.1 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.92%
• Current HPI: 221.6725
• Rent YoY: —
• Metro: nan
• 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

+380.0% since first listed

2 events — show timeline

• 2026-03-26 Listed $120,000 RASKMLS
• 2019-02-28 Sold (Public Records) $25,000 Public Records

Property tax history

-6.3%/yr

Latest (2025): $271 · -9.0% YoY. Source: county tax records.