130 Bruner Rd · Brandenburg, KY 40108

$185,000

3 bd · 1.5 ba · 1,305 sqft · Other · 52 Days on market

Built 1924 1.73 ac lot $142/sqft · 31% below area Est $268k · 31% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-story home situated on a beautiful piece of Kentucky land offering endless potential. This property features plenty of space for future growth while providing peaceful scenic views from the screened-in back porch. The main level offers a functional and inviting layout with a charming kitchen, spacious living room, and a desirable main-floor primary bedroom.

Key facts

• Charming kitchen
• Spacious living room
• 1.73 acre lot

Tags

• SCREENED-IN BACK PORCH
• PEACEFUL SCENIC VIEWS
• FUNCTIONAL AND INVITING LAYOUT
• CHARMING KITCHEN
• SPACIOUS LIVING ROOM

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Traditional single-family residence; Two stories; Built in 1924
• Construction: Vinyl siding; Metal roof; Crawl space and concrete block foundation
• Exterior features: 1.73-acre lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the second floor
• Heating & cooling: Heating present
• Interior features: Seven total rooms; Living room on the first floor; Dining area on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $164k (11.1% below list).
• Recommended offer: $164k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% in Brandenburg — 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 61/100 on livability (#370 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: 170 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 $6k 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 52 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,470 (11.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $268,495
• List price: $185,000
• Delta: -31.10%
• 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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-20,017
• Equity at exit: $27,584

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,769
• Equity at exit: $15,995

Cash invested: $51,800 (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 40108

• Home prices YoY: -17.0%
• Active inventory: 170
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $157

Break-even live

Break-even rent $1,446

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $185,000 Active 52 DOM
2. 2026-06-17
   days on market $185,000 Active 51 DOM
3. 2026-06-16
   days on market $185,000 Active 50 DOM
4. 2026-06-16
   price $185,000 Active 49 DOM
5. 2026-06-15
   days on market $195,000 Active 49 DOM

   Show marketing remark (363 chars)

   Two-story home situated on a beautiful piece of Kentucky land offering endless potential. This property features plenty of space for future growth while providing peaceful scenic views from the screened-in back porch. The main level offers a functional and inviting layout with a charming kitchen, spacious living room, and a desirable main-floor primary bedroom.

6. 2026-06-13
   days on market $195,000 Active 47 DOM
7. 2026-06-12
   days on market $195,000 Active 46 DOM
8. 2026-06-09
   days on market $195,000 Active 43 DOM
9. 2026-06-08
   days on market $195,000 Active 42 DOM
10. 2026-06-07
    days on market $195,000 Active 41 DOM
11. 2026-06-07
    days on market $195,000 Active 40 DOM
12. 2026-06-04
    days on market $195,000 Active 37 DOM
13. 2026-06-02
    days on market $195,000 Active 36 DOM
14. 2026-06-01
    days on market $195,000 Active 35 DOM
15. 2026-05-31
    days on market $195,000 Active 34 DOM
16. 2026-05-31
    days on market $195,000 Active 33 DOM
17. 2026-04-27
    listed $195,000 Active 363-char remark
18. 2026-04-24
    listed $195,000 Active 363-char remark

    Show marketing remark (363 chars)

    Two-story home situated on a beautiful piece of Kentucky land offering endless potential. This property features plenty of space for future growth while providing peaceful scenic views from the screened-in back porch. The main level offers a functional and inviting layout with a charming kitchen, spacious living room, and a desirable main-floor primary bedroom.

19. 2026-03-17
    historical
20. 2026-03-12
    status Active
21. 2026-03-04
    historical Active Under Contract
22. 2026-02-17
    price $195,000
23. 2026-01-11
    listed $199,000 Active
24. 2024-10-17
    soldstatus $100,000
25. 2021-08-11
    soldstatus $95,000
26. 2021-08-06
    soldstatus $95,000
27. 2021-08-06
    soldstatus $95,000
28. 2021-05-05
    listed $89,900
29. 2021-05-05
    listed $89,900
30. 2018-10-06
    historical
31. 2018-04-12
    listed $64,000
32. 2014-08-06
    soldstatus $42,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: +$454/yr (+$38/mo · 39.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,736
• − Mortgage interest: −$10,363
• − Property taxes: −$1,137
• − Insurance: −$925
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$5,382
• Taxable loss: −$1,228
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $2,183/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 — Brandenburg

• Score: 61/100
• State rank: #370
• US rank: #17569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,469

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -42.25%
• Current HPI: 205.7001
• 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

+340.5% since first listed

18 events — show timeline

• 2026-06-15 Price Changed $185,000 HKARMLS
• 2026-06-15 Price Changed $185,000 Metro Search MLS
• 2026-04-27 Listed $195,000 Metro Search MLS
• 2026-04-24 Listed $195,000 HKARMLS
• 2026-03-17 Listing Removed — Metro Search MLS
• 2026-03-12 Relisted — Metro Search MLS
• 2026-03-04 Contingent — Metro Search MLS
• 2026-02-17 Price Changed $195,000 Metro Search MLS
• 2026-01-11 Listed $199,000 Metro Search MLS
• 2024-10-17 Sold (Public Records) $100,000 Public Records
• 2021-08-11 Sold (Public Records) $95,000 Public Records
• 2021-08-06 Sold (MLS) $95,000 HKARMLS
• 2021-08-06 Sold (MLS) $95,000 Metro Search MLS
• 2021-05-05 Listed $89,900 HKARMLS
• 2021-05-05 Listed $89,900 Metro Search MLS
• 2018-10-06 Listing Removed — Metro Search MLS
• 2018-04-12 Listed $64,000 Metro Search MLS
• 2014-08-06 Sold (Public Records) $42,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,137 · +4.1% YoY. Source: county tax records.