1117 Oak St · Elizabethtown, KY 42701

$173,000

3 bd · 2.0 ba · 1,831 sqft · SingleFamily public records · 5 Days on market

Built 1965 0.28 ac lot Est $260k · 33% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious home located within the Elizabethtown city limits offers plenty of room and potential for someone ready to make it their own. The main level features 3 bedrooms, 2 full bathrooms, a cozy living room with a wood-burning fireplace, and real hardwood flooring in select areas. You’ll also appreciate the character and craftsmanship of the solid wood interior doors throughout the home. Upstairs offers an additional bonus room perfect for a home office, playroom, or extra flex space. The walk-out basement includes a full laundry room, two large bonus rooms, and a one-car garage providing additional storage and functionality. Major exterior updates include a newer roof and gutte

Key facts

• 0.28 acre lot
• Garage
• Built 1965

Property features AI

Finance

• Other: Located in the Woodland Heights subdivision

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Below-grade finished area present
• Exterior features: Shingle roof; Partially finished walk-out basement

Interior

• Kitchen: Electric water heater
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Eat-in kitchen; Fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $186 ($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 $168k (2.8% below list).
• Recommended offer: $168k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Elizabethtown — 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 72/100 on livability (#131 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.
• Elizabethtown Independent (urban): math 26% / reading 45% proficiency, ranked #66 of 165 in KY (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Helmwood Heights Elementary School (math 27% / reading 42%, grade F, #301 of 676 statewide, top 48%, 408 students, 52% FRL); Talton K Stone Middle School (math 26% / reading 51%, grade F, #68 of 217 statewide, top 32%, 545 students, 42% FRL); Elizabethtown High School (math 35% / reading 45%, grade F, #39 of 254 statewide, top 15%, 824 students, 36% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 542 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 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 $5k of value loss. Plan a longer hold.
• Hardin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $150k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $168,157 (2.8% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $260,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Ruby Dr	0.36mi	3/2.5	1,872 (+2%)	3mo	$264,900	$142	75
322 Mercer St	0.18mi	4/2.0 (+1)	1,952 (+7%)	2mo	$225,900	$116	74
305 Mercer St	0.18mi	3/1.5	1,701 (-7%)	5mo	$235,000	$138	74
106 Westwood Dr	0.45mi	3/2.5	1,861 (+2%)	2mo	$325,000	$175	72
116 Sharon Ct	0.42mi	3/2.5	1,724 (-6%)	10mo	$249,000	$144	60
1327 Amanda Jo Dr	0.66mi	3/2.5	1,763 (-4%)	2mo	$302,500	$172	59
1104 Amanda Jo Dr	0.26mi	4/3.0 (+1)	1,981 (+8%)	8mo	$260,000	$131	59
108 Hill St	0.23mi	3/1.5	1,595 (-13%)	8mo	$194,050	$122	59
103 Amy Ct	0.59mi	3/2.5	1,877 (+2%)	11mo	$277,000	$148	57
1337 Amanda Jo Dr	0.74mi	3/2.0	1,876 (+2%)	9mo	$325,000	$173	54
1304 Amanda Jo Dr	0.55mi	3/2.0	2,068 (+13%)	8mo	$286,500	$139	46
114 Amy Ct	0.59mi	3/3.0	2,038 (+11%)	9mo	$275,000	$135	42

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-15,672
• Equity at exit: $25,795

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,795
• Equity at exit: $14,958

Cash invested: $48,440 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 542
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $186

Break-even live

Break-even rent $1,447

Max offer price $173,000

Occupancy floor 84%

Sensitivity live

Price	-10% $284	-5% $235	+0% $186	+5% $137	+10% $88
Rent	-10% $53	-5% $119	+0% $186	+5% $252	+10% $319
Rate	-1.0pp $273	-0.5pp $230	base $186	+0.5pp $141	+1.0pp $95

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   listed $173,000 Active
3. 2026-03-20
   soldstatus $150,150
4. 2009-03-11
   soldstatus $147,000

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $1,961 · $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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,179
• − Mortgage interest: −$9,691
• − Property taxes: −$1,961
• − Insurance: −$865
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$5,033
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,372/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: Elizabethtown Independent
• NCES district ID: 2101650
• Math proficiency: 26% ▼ -25.00%
• Reading proficiency: 45% ▼ -17.00%
• Median HH income: $36,400
• Composite: 29.39/100
• National rank: #6526
• State rank: #66 of 165 in KY

Livability — Elizabethtown

• Score: 72/100
• State rank: #131
• US rank: #6198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elizabethtown, KY
• County: Hardin County · 77,611 people
• City population: 53,987
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 53,987
• Household income: $69,619
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1663.0

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 105,573 people
• By 2030: 103,563 · -1.9%
• By 2040: 97,077 · -8.0%
• By 2050: 88,367 · -16.3%
• By 2075: 65,405 · -38.0%
• By 2100: 42,245 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Hardin

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: -8.7pp toward R · 2008: -20.6pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+24.0 2016: R+30.2 2012: R+20.8 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.94%
• Current HPI: 228.7091
• Rent YoY: ▲ 3.32%
• Metro: Elizabethtown-Fort Knox, 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

+17.7% since first listed

4 events — show timeline

• 2026-05-12 Pending — HKARMLS
• 2026-05-07 Listed $173,000 HKARMLS
• 2026-03-20 Sold (Public Records) $150,150 Public Records
• 2009-03-11 Sold (Public Records) $147,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,961 · -0.7% YoY. Source: county tax records.