594 Mountain View Estates Rd · Boston, KY 42701

$112,000

2 bd · 1.0 ba · 896 sqft · Other · 63 Days on market

Built 2000 2.68 ac lot ↓ 10% since listing

---

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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect place to build your dream home? Look no further. This beautiful 3.2-acre property offers stunning views and a peaceful setting, complete with a picturesque pond, a 1500SQFT± barn, and a versatile garage/shop—ideal for storage, hobbies, or workspace needs. Conveniently located, this property provides easy access to Elizabethtown, Bardstown, Glendale, I-65, and the Bluegrass Parkway, making commuting and travel a breeze while still enjoying the tranquility of country living. Don’t miss this rare opportunity to create your ideal home in a location that truly has it all.

Key facts

• 2.68 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Other utilities
• Home design: Residential property; Other architectural style; Single-story
• Construction: Built in 2000; Other roof
• Exterior features: Property located in Mountain View Estates; Lot approximately 2.68 acres

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present; Cooling present
• Interior features: Two total rooms; First-floor primary bedroom; First-floor laundry; No basement; No fireplaces
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $112k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $105k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#351 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D+, amenities F, commute F.
• Hardin County (suburban): math 30% / reading 43% proficiency, ranked #47 of 165 in KY (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 539 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 $774 of loan paydown is wiped out by about $3k 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

• It's been on market 63 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,892
• Equity at exit: $16,700

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $20,343
• Equity at exit: $9,684

Cash invested: $31,360 (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: 539
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $249

Break-even live

Break-even rent $899

Max offer price $112,000

Occupancy floor 74%

Sensitivity live

Price	-10% $313	-5% $281	+0% $249	+5% $218	+10% $186
Rent	-10% $153	-5% $201	+0% $249	+5% $297	+10% $345
Rate	-1.0pp $306	-0.5pp $278	base $249	+0.5pp $220	+1.0pp $191

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   remarks 644-char remark
2. 2026-06-19
   days on market $112,000 Active 63 DOM
3. 2026-06-18
   days on market $112,000 Active 62 DOM
4. 2026-06-17
   days on market $112,000 Active 61 DOM
5. 2026-06-16
   days on market $112,000 Active 60 DOM
6. 2026-06-15
   days on market $112,000 Active 59 DOM
7. 2026-06-14
   days on market $112,000 Active 57 DOM
8. 2026-06-13
   days on market $112,000 Active 56 DOM
9. 2026-06-10
   days on market $112,000 Active 54 DOM
10. 2026-06-09
    days on market $112,000 Active 53 DOM
11. 2026-06-08
    days on market $112,000 Active 52 DOM
12. 2026-06-07
    days on market $112,000 Active 51 DOM
13. 2026-06-03
    days on market $112,000 Active 47 DOM
14. 2026-06-02
    days on market $112,000 Active 46 DOM
15. 2026-06-01
    days on market $112,000 Active 45 DOM
16. 2026-05-31
    days on market $112,000 Active 44 DOM
17. 2026-05-30
    days on market $112,000 Active 43 DOM
18. 2026-05-18
    status Pending 616-char remark

    Show marketing remark (616 chars)

    Looking for the perfect place to build your dream home? Look no further. This beautiful 3.2-acre property offers stunning views and a peaceful setting, complete with a picturesque pond, a 1500SQFT± barn, and a versatile garage/shop—ideal for storage, hobbies, or workspace needs. Conveniently located, this property provides easy access to Elizabethtown, Bardstown, Glendale, I-65, and the Bluegrass Parkway, making commuting and travel a breeze while still enjoying the tranquility of country living. Don’t miss this rare opportunity to create your ideal home in a location that truly has it all.

19. 2026-05-18
    status Pending

    Show marketing remark (616 chars)

    Looking for the perfect place to build your dream home? Look no further. This beautiful 3.2-acre property offers stunning views and a peaceful setting, complete with a picturesque pond, a 1500SQFT± barn, and a versatile garage/shop—ideal for storage, hobbies, or workspace needs. Conveniently located, this property provides easy access to Elizabethtown, Bardstown, Glendale, I-65, and the Bluegrass Parkway, making commuting and travel a breeze while still enjoying the tranquility of country living. Don’t miss this rare opportunity to create your ideal home in a location that truly has it all.

20. 2026-04-07
    listed $112,000 Active 616-char remark

    Show marketing remark (616 chars)

    Looking for the perfect place to build your dream home? Look no further. This beautiful 3.2-acre property offers stunning views and a peaceful setting, complete with a picturesque pond, a 1500SQFT± barn, and a versatile garage/shop—ideal for storage, hobbies, or workspace needs. Conveniently located, this property provides easy access to Elizabethtown, Bardstown, Glendale, I-65, and the Bluegrass Parkway, making commuting and travel a breeze while still enjoying the tranquility of country living. Don’t miss this rare opportunity to create your ideal home in a location that truly has it all.

21. 2026-04-07
    listed $112,000 Active

    Show marketing remark (616 chars)

    Looking for the perfect place to build your dream home? Look no further. This beautiful 3.2-acre property offers stunning views and a peaceful setting, complete with a picturesque pond, a 1500SQFT± barn, and a versatile garage/shop—ideal for storage, hobbies, or workspace needs. Conveniently located, this property provides easy access to Elizabethtown, Bardstown, Glendale, I-65, and the Bluegrass Parkway, making commuting and travel a breeze while still enjoying the tranquility of country living. Don’t miss this rare opportunity to create your ideal home in a location that truly has it all.

22. 2024-04-29
    soldstatus $104,000 Closed 317-char remark

    Show marketing remark (317 chars)

    LOOKING FOR THE PERFECT SETTING TO BUILD YOUR DREAM HOME, LOOK NO FUTHER. THIS 3.2 ACRE TRACT PROVIDES GREAT VIEWS, AS WELL AS A POND, BARN, AND GARAGE/SHOP. THE PROPERTY IS LOCATED FOR EASY ACCESS TO ELIZABETHTOWN, BARDSTOWN, GLENDALE, I-65 OR THE BLUEGRASS PARKWAY. * * * CASH OR IN-HOUSE LENDER SUGGESTED * * *

23. 2024-04-20
    status Pending 317-char remark

    Show marketing remark (317 chars)

    LOOKING FOR THE PERFECT SETTING TO BUILD YOUR DREAM HOME, LOOK NO FUTHER. THIS 3.2 ACRE TRACT PROVIDES GREAT VIEWS, AS WELL AS A POND, BARN, AND GARAGE/SHOP. THE PROPERTY IS LOCATED FOR EASY ACCESS TO ELIZABETHTOWN, BARDSTOWN, GLENDALE, I-65 OR THE BLUEGRASS PARKWAY. * * * CASH OR IN-HOUSE LENDER SUGGESTED * * *

24. 2024-04-17
    price $109,900 317-char remark

    Show marketing remark (317 chars)

    LOOKING FOR THE PERFECT SETTING TO BUILD YOUR DREAM HOME, LOOK NO FUTHER. THIS 3.2 ACRE TRACT PROVIDES GREAT VIEWS, AS WELL AS A POND, BARN, AND GARAGE/SHOP. THE PROPERTY IS LOCATED FOR EASY ACCESS TO ELIZABETHTOWN, BARDSTOWN, GLENDALE, I-65 OR THE BLUEGRASS PARKWAY. * * * CASH OR IN-HOUSE LENDER SUGGESTED * * *

25. 2024-04-04
    price $119,900 317-char remark

    Show marketing remark (317 chars)

    LOOKING FOR THE PERFECT SETTING TO BUILD YOUR DREAM HOME, LOOK NO FUTHER. THIS 3.2 ACRE TRACT PROVIDES GREAT VIEWS, AS WELL AS A POND, BARN, AND GARAGE/SHOP. THE PROPERTY IS LOCATED FOR EASY ACCESS TO ELIZABETHTOWN, BARDSTOWN, GLENDALE, I-65 OR THE BLUEGRASS PARKWAY. * * * CASH OR IN-HOUSE LENDER SUGGESTED * * *

26. 2024-03-15
    listed $124,900 Active 317-char remark

    Show marketing remark (317 chars)

    LOOKING FOR THE PERFECT SETTING TO BUILD YOUR DREAM HOME, LOOK NO FUTHER. THIS 3.2 ACRE TRACT PROVIDES GREAT VIEWS, AS WELL AS A POND, BARN, AND GARAGE/SHOP. THE PROPERTY IS LOCATED FOR EASY ACCESS TO ELIZABETHTOWN, BARDSTOWN, GLENDALE, I-65 OR THE BLUEGRASS PARKWAY. * * * CASH OR IN-HOUSE LENDER SUGGESTED * * *

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$50/yr (+$4/mo · 5.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,576
• − Mortgage interest: −$6,274
• − Property taxes: −$914
• − Insurance: −$560
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,258
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,696/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: Hardin County
• NCES district ID: 2102490
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $50,728
• Composite: 31.61/100
• National rank: #5945
• State rank: #47 of 165 in KY

Livability — Boston

• Score: 62/100
• State rank: #351
• US rank: #16660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-10.3% since first listed

9 events — show timeline

• 2026-05-18 Pending — HKARMLS
• 2026-05-18 Pending — Metro Search MLS
• 2026-04-07 Listed $112,000 HKARMLS
• 2026-04-07 Listed $112,000 Metro Search MLS
• 2024-04-29 Sold (MLS) $104,000 HKARMLS
• 2024-04-20 Pending — HKARMLS
• 2024-04-17 Price Changed $109,900 HKARMLS
• 2024-04-04 Price Changed $119,900 HKARMLS
• 2024-03-15 Listed $124,900 HKARMLS

Property tax history

+3.5%/yr

Latest (2025): $914 · +21.2% YoY. Source: county tax records.