127 Clearview Dr · Mount Washington, KY 40047

$199,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 9 Days on market

Built 1000 0.89 ac lot Est $288k · 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this private . 88-acre lot in an established Mount Washington neighborhood. Whether you're a homeowner looking to create your ideal space or an investor seeking your next project, this 3-bedroom, 2-bath home offers tremendous potential. The functional floor plan provides a solid foundation for updates and improvements, while the spacious lot delivers privacy, room to roam, and a peaceful creek just beyond the back deck. Enjoy the feeling of a secluded retreat with the convenience of nearby shopping, dining, and schools. Being sold as-is, this property presents an excellent chance to add value and make it your own. The home currently is not connected to electricity and

Key facts

• Private lot
• Creek
• Back deck

Tags

• PRIVATE LOT
• ESTABLISHED NEIGHBORHOOD
• CREEK
• BACK DECK
• FUNCTIONAL LAYOUT
• MOUNT WASHINGTON LOCATION

Property features AI

Finance

• Other: Subdivision: CLEARVIEW ACRES
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family Cape Cod; Two stories; Above-grade finished living area reported as 1,326
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Year built reported as 1000
• Exterior features: Corner lot; Waterfront property; No fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; One bedroom on the first floor; Two bedrooms on the second floor
• Bathrooms: Two full bathrooms; Full bathrooms located on the second floor
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Six total rooms; Five closets; No basement; Living room on the first floor
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.1% vs local median 3.1% in Mount Washington — 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 70/100 on livability (#158 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 295 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1000 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1000 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.01% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $287,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Louis Ln	0.21mi	3/2.0	1,305 (-2%)	1mo	$276,500	$212	87
309 Meadowcrest Dr	0.26mi	3/2.0	1,270 (-4%)	1mo	$275,000	$217	80
268 Spencer Ln	0.32mi	3/2.0	1,230 (-7%)	1mo	$270,000	$220	72
188 Meadowcrest Dr	0.19mi	3/2.0	1,482 (+12%)	4mo	$300,000	$202	68
137 Meadow Park Ct	0.03mi	2/2.0 (-1)	1,130 (-15%)	4mo	$230,000	$204	66
186 Kevin Pl	0.63mi	3/2.0	1,360 (+3%)	2mo	$291,000	$214	65
106 Willow Creek Dr	0.22mi	3/2.0	1,128 (-15%)	2mo	$249,900	$222	63
819 Justin Trl	0.34mi	3/2.0	1,176 (-11%)	3mo	$275,000	$234	63
214 Spencer Ln	0.36mi	3/2.0	1,171 (-12%)	3mo	$305,000	$260	61
418 Oak Run Dr	0.40mi	3/2.0	1,178 (-11%)	4mo	$276,400	$235	60
134 Lincoln Dr	0.56mi	3/1.0	1,200 (-10%)	1mo	$245,000	$204	53
225 Adams Dr	0.58mi	3/1.0	1,209 (-9%)	3mo	$250,000	$207	52

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,487
• Equity at exit: $29,672

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,830
• Equity at exit: $17,206

Cash invested: $55,720 (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 40047

• Home prices YoY: -18.8%
• Active inventory: 295
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $231

Break-even live

Break-even rent $1,718

Max offer price $199,000

Occupancy floor 83%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Ables Way Mt Washington, KY	2.0	1.0	992	$1,190	$1.20	1d	5	0.62mi
9495 Highway 44 E Mount Washington, KY	3.0	1.5	1508	$2,998	$1.99	43d	1	0.94mi
113 Taylor Ct Mount Washington, KY	3.0	2.0	1448	$2,320	$1.60	1d	1	0.96mi
398 Deer Park Way Mount Washington, KY	3.0	2.0	1198	$1,800	$1.50	23d	1	1.26mi
202 Harvest Point Way Mount Washington, KY	3.0	2.5	1657	$2,275	$1.37	23d	1	1.31mi
189 Deer Park Way Mount Washington, KY	3.0	2.0	1300	$2,065	$1.59	1d	1	1.37mi

Listing history 9 events

1. 2026-06-16
   status $199,000 Pending 9 DOM
2. 2026-06-15
   days on market $199,000 Active 9 DOM
3. 2026-06-13
   days on market $199,000 Active 7 DOM
4. 2026-06-10
   days on market $199,000 Active 4 DOM
5. 2026-06-09
   days on market $199,000 Active 3 DOM
6. 2026-06-08
   days on market $199,000 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-07
   remarks 689-char remark
9. 2026-06-07
   listed $199,000 Active 1 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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,129
• − Mortgage interest: −$11,147
• − Property taxes: −$1,969
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$5,789
• Taxable loss: −$430
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,880/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 — Mount Washington

• Score: 70/100
• State rank: #158
• US rank: #7984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Washington, KY
• County: Bullitt County · 62,065 people
• City population: 23,662
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 23,662
• Household income: $99,124
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 90.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -61.20%
• Current HPI: 264.3563
• 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

1 event — show timeline

• 2026-06-06 Listed $199,000 Metro Search MLS

Property tax history

+2.8%/yr

Latest (2025): $1,969 · -0.8% YoY. Source: county tax records.