3411 Uhls Rd · Franklin, KY 42134

$199,900

2 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 78 Days on market

Built 1960 0.39 ac lot $177/sqft · 18% below area Est $245k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A nice little country home surrounded by cattle pasture, peace and quiet in every direction. Roughly eight miles from Franklin or 15 minutews from Bowlingn Green.

Key facts

• 0.39 acre lot
• Built 1960
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (31.8% below list).
• Recommended offer: $136k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in Franklin — 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 65/100 on livability (#266 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Simpson County (town): math 29% / reading 39% proficiency, ranked #72 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 255 active listings in the ZIP; 204 units permitted in Simpson County in 2024 (31 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.
• Simpson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $95k; list at $200k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $136,379 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

• ARV (median comp): $244,900
• List price: $199,900
• Delta: -18.37%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-40,622
• Equity at exit: $29,806

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-46,213
• Equity at exit: $17,284

Cash invested: $55,972 (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 42134

• Home prices YoY: -27.7%
• Active inventory: 255
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-128

Break-even live

Break-even rent $1,526

Max offer price $177,318

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $199,900 Active 78 DOM
2. 2026-06-18
   days on market $199,900 Active 77 DOM
3. 2026-06-17
   days on market $199,900 Active 76 DOM
4. 2026-06-16
   days on market $199,900 Active 75 DOM
5. 2026-06-15
   days on market $199,900 Active 74 DOM
6. 2026-06-14
   days on market $199,900 Active 72 DOM
7. 2026-06-13
   days on market $199,900 Active 71 DOM
8. 2026-06-10
   days on market $199,900 Active 69 DOM
9. 2026-06-09
   days on market $199,900 Active 68 DOM
10. 2026-06-08
    days on market $199,900 Active 67 DOM
11. 2026-06-07
    days on market $199,900 Active 66 DOM
12. 2026-06-03
    days on market $199,900 Active 62 DOM
13. 2026-06-02
    days on market $199,900 Active 61 DOM
14. 2026-06-01
    days on market $199,900 Active 60 DOM
15. 2026-05-31
    days on market $199,900 Active 59 DOM
16. 2026-05-30
    days on market $199,900 Active 58 DOM
17. 2026-04-20
    price $199,900 162-char remark

    Show marketing remark (162 chars)

    A nice little country home surrounded by cattle pasture, peace and quiet in every direction. Roughly eight miles from Franklin or 15 minutews from Bowlingn Green.

18. 2026-04-10
    status Active 162-char remark

    Show marketing remark (162 chars)

    A nice little country home surrounded by cattle pasture, peace and quiet in every direction. Roughly eight miles from Franklin or 15 minutews from Bowlingn Green.

19. 2026-04-07
    historical Active Under Contract 162-char remark

    Show marketing remark (162 chars)

    A nice little country home surrounded by cattle pasture, peace and quiet in every direction. Roughly eight miles from Franklin or 15 minutews from Bowlingn Green.

20. 2026-03-31
    listed $205,000 Active 162-char remark

    Show marketing remark (162 chars)

    A nice little country home surrounded by cattle pasture, peace and quiet in every direction. Roughly eight miles from Franklin or 15 minutews from Bowlingn Green.

21. 2023-03-10
    soldstatus $95,000
22. 2022-02-25
    soldstatus $82,500
23. 2021-08-13
    listed $110,000
24. 2016-01-21
    soldstatus $34,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$836/yr (+$70/mo · 94.6%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,365
• − Mortgage interest: −$11,198
• − Property taxes: −$884
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$5,815
• Taxable loss: −$5,149
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $-298/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: Simpson County
• NCES district ID: 2105400
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $41,691
• Composite: 28.69/100
• National rank: #6692
• State rank: #72 of 165 in KY

Livability — Franklin

• Score: 65/100
• State rank: #266
• US rank: #13010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Simpson County · 19,380 people
• City population: 19,380
• Metro: nan
• Population (ZIP): 19,380
• Household income: $59,113
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 576.0

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 19,331 people
• By 2030: 19,921 · +3.1%
• By 2040: 20,975 · +8.5%
• By 2050: 21,736 · +12.4%
• By 2075: 23,536 · +21.8%
• By 2100: 23,054 · +19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+43.9) · D 27.4% · R 71.2% · Other 1.4%
• 2008→2024 swing: -21.1pp toward R · 2008: -22.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+36.7 2016: R+39.0 2012: R+24.1 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.92%
• Current HPI: 221.6725
• Rent YoY: —
• Metro: nan
• 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

+487.9% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $199,900 RASKMLS
• 2026-04-10 Relisted — RASKMLS
• 2026-04-07 Contingent — RASKMLS
• 2026-03-31 Listed $205,000 RASKMLS
• 2023-03-10 Sold (Public Records) $95,000 Public Records
• 2022-02-25 Sold (Public Records) $82,500 Public Records
• 2021-08-13 Listed $110,000 RASKMLS
• 2016-01-21 Sold (Public Records) $34,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $884 · -0.8% YoY. Source: county tax records.