910 Beech Grove Rd · Shepherdsville, KY 40165

$225,000

3 bd · 2.0 ba · 1,132 sqft · SingleFamily public records · 10 Days on market

Built 1993 9,148 sqft lot Est $240k · 6% under

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +10.3/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A MUST SEE ADORABLE, UPDATED, MOVE-IN READY BRICK RANCH! This tastefully decorated, spotless home is conveniently located just minutes from I-65 in a well maintained community. Save $$'s- RECENT UPDATES: new Roof (2017); new beautiful Wood Laminate flooring in Great Room & Hallway; new Bathroom flooring; an eye catching updated comfort height Bathroom vanity; replaced Entry Doors & new Door on exterior attached storage area; & Popular Paint Colors. OTHER LIFESTYLE AMENITIES include: a comfortable Eat-In Kitchen w/custom built-in pantry, neutral floor & Kitchen appliances remain; a Master BR w/good wall space & His & Her's closets; a separate laundry room to accommodate full size appliances; a covered front porch accented by lovely front landscaping; & roomy rear lawn w/2 sheds. See today

Key facts

• Remodeled bathroom
• Updated ranch
• Storage shed

Tags

• UPDATED RANCH
• REMODELED BATHROOM
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• FULLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Located in the River Valley subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family ranch-style home; One story; Built in 1993
• Construction: Shingle roof; Crawl space foundation
• Exterior features: Privacy fencing enclosing the yard; Full fencing; Level lot

Interior

• Kitchen: Eat-in kitchen with custom built-in pantry
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor; All bedrooms located on the first floor
• Bathrooms: One full bathroom on the first floor
• Interior features: Six closets; Level (single-story) layout
• Laundry & utility: Separate laundry room off the kitchen; First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $24 ($294/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 $185k (17.8% below list).
• Recommended offer: $185k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Shepherdsville — 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 73/100 on livability (#119 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D-, amenities F, commute F.
• Bullitt County (suburban): math 29% / reading 41% proficiency, ranked #55 of 165 in KY (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 380 units permitted in Bullitt County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bullitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $142k; list at $225k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,017 (17.8% 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 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $239,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
187 Drake Dr	0.22mi	3/2.0	1,143 (+1%)	1mo	$235,900	$206	88
205 Tecumseh Dr	0.17mi	3/2.0	1,092 (-4%)	2mo	$232,000	$212	85
143 Deerfield Ct	0.16mi	3/1.5	1,088 (-4%)	1mo	$210,750	$194	83
980 Tecumseh Dr	0.42mi	3/2.0	1,092 (-4%)	2mo	$235,000	$215	73
664 Oak Grove Blvd	0.48mi	3/2.0	1,157 (+2%)	2mo	$245,000	$212	72
201 Ashley Blvd	0.14mi	3/2.0	1,268 (+12%)	1mo	$280,000	$221	72
248 Pagoda Ct	0.56mi	3/2.0	1,150 (+2%)	1mo	$240,000	$209	70
403 Tecumseh Dr	0.30mi	3/2.0	1,012 (-11%)	1mo	$222,900	$220	68
834 Tecumseh Dr	0.59mi	3/2.0	1,185 (+5%)	0mo	$235,000	$198	64
283 White Blossom Dr	0.63mi	3/2.0	1,074 (-5%)	1mo	$256,000	$238	62
136 Lakes Of Dogwood Blvd	0.52mi	3/2.0	1,250 (+10%)	0mo	$248,980	$199	58
178 Wooded Oak Ct	0.54mi	3/2.0	1,008 (-11%)	2mo	$217,500	$216	55

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-34,946
• Equity at exit: $33,548

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-28,605
• Equity at exit: $19,454

Cash invested: $63,000 (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 40165

• Home prices YoY: -26.9%
• Active inventory: 270
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $24

Break-even live

Break-even rent $1,819

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $152	-5% $88	+0% $24	+5% $-39	+10% $-103
Rent	-10% $-122	-5% $-49	+0% $24	+5% $98	+10% $171
Rate	-1.0pp $138	-0.5pp $82	base $24	+0.5pp $-34	+1.0pp $-93

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
388 Tecumseh Dr Shepherdsville, KY	3.0	2.0	1204	$1,815	$1.51	24d	1	0.25mi
309 Shannon Ln Unit SL8 Shepherdsville, KY	2.0	1.0	900	$1,100	$1.22	24d	1	1.38mi
309 Shannon Ln Unit SL1 Shepherdsville, KY	2.0	1.0	900	$1,100	$1.22	17d	1	1.38mi

Listing history 7 events

1. 2026-06-21
   days on market $225,000 Active 10 DOM
2. 2026-06-18
   days on market $225,000 Active 7 DOM
3. 2026-06-17
   days on market $225,000 Active 6 DOM
4. 2026-06-16
   days on market $225,000 Active 5 DOM
5. 2026-06-15
   days on market $225,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $225,000 Active 2 DOM

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,202
• − Mortgage interest: −$12,603
• − Property taxes: −$1,962
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,545
• Taxable loss: −$3,586
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $1,154/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: Bullitt County
• NCES district ID: 2100750
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $55,009
• Composite: 30.78/100
• National rank: #6151
• State rank: #55 of 165 in KY

Livability — Shepherdsville

• Score: 73/100
• State rank: #119
• US rank: #5674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shepherdsville, KY
• County: Bullitt County · 62,065 people
• City population: 38,403
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 38,403
• Household income: $79,540
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 800.0

Population outlook (Bullitt County) Hauer SSP2

• Today (2025): 89,555 people
• By 2030: 94,389 · +5.4%
• By 2040: 102,759 · +14.7%
• By 2050: 108,955 · +21.7%
• By 2075: 121,898 · +36.1%
• By 2100: 126,383 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bullitt

• 2024 margin: Solid R (+51.0) · D 23.8% · R 74.8% · Other 1.4%
• 2008→2024 swing: -18.7pp toward R · 2008: -32.3pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+48.0 2016: R+49.8 2012: R+35.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.91%
• Current HPI: 247.1595
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-IN
• 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

+350.0% since first listed

6 events — show timeline

• 2026-06-11 Listed $225,000 Metro Search MLS
• 2020-10-06 Sold (Public Records) $142,000 Public Records
• 2020-09-29 Sold (MLS) $142,000 Metro Search MLS
• 2020-08-06 Pending — Metro Search MLS
• 2020-08-03 Listed $140,000 Metro Search MLS
• 1994-05-01 Sold (Public Records) $50,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,962 · +18.3% YoY. Source: county tax records.