2612 Vonoa Dr · Radcliff, KY 40160

$179,900

3 bd · 1.5 ba · 1,148 sqft · MultiFamily public records · 14 Days on market

Built 1985 4,792 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

Key facts

• Stunning sunroom
• Newer roof
• 4,792 sq ft lot

Tags

• REMODELED RANCH-STYLE DUPLEX
• STUNNING SUNROOM
• NEWER ROOF
• FULL PRIVACY FENCED BACKYARD

Property features AI

Finance

• Other: Subdivision: Happy Valley
• HOA & community: No association fee

Exterior

• Parking: No parking/garage listed
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1985
• Construction: Brick construction; Shingle roof; Poured concrete foundation
• Exterior features: See remarks (exterior details available in listing remarks); Sidewalk on the lot; Privacy fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms (all on the first floor); Primary bedroom on the first floor
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Five total rooms; Basement: none; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.7% vs local median 3.5% in Radcliff — 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 61/100 on livability (#367 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.
• 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 (+2.2%/yr); 173 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).
• This rent runs 39% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $130k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $179,900

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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,580
• Equity at exit: $26,824

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $16,920
• Equity at exit: $15,554

Cash invested: $50,372 (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 40160

• Home prices YoY: -14.1%
• Rents YoY: 2.2%
• Active inventory: 173
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $363

Break-even live

Break-even rent $1,421

Max offer price $179,900

Occupancy floor 76%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,880
Total (2 units)			$1,880

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-30
   status Pending 747-char remark

   Show marketing remark (747 chars)

   Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

2. 2026-04-30
   status Pending

   Show marketing remark (747 chars)

   Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

3. 2026-04-24
   price $179,900 747-char remark

   Show marketing remark (747 chars)

   Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

4. 2026-04-24
   price $179,900

   Show marketing remark (747 chars)

   Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

5. 2026-04-16
   listed $185,000 Active 747-char remark

   Show marketing remark (747 chars)

   Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

6. 2026-04-16
   listed $185,000 Active

   Show marketing remark (747 chars)

   Step into this remodeled and updated ranch-style duplex offering 3 bedrooms and 2 full bathrooms. Designed with comfort and style in mind, this property features modern finishes throughout and a functional layout perfect for everyday living or entertaining. Enjoy your mornings or unwind in the stunning sunroom, filled with natural light and perfect for year-round relaxation. Recent upgrades, including a newer roof and windows, provide added peace of mind and energy efficiency, making this home as practical as it is beautiful. Outside, you’ll find a full privacy fenced in backyard offering the perfect space for gatherings, pets, or simply enjoying your own quiet retreat. This one won’t last long—schedule your tour today!

7. 2023-07-07
   soldstatus $130,000
8. 2023-07-06
   soldstatus $130,000 130-char remark

   Show marketing remark (130 chars)

   Remodeled duplex unit in happy valley subdivision. New flooring, new cabinets, new appliances , fresh paint. Posted for comps only

9. 2023-05-15
   listed $130,000 130-char remark

   Show marketing remark (130 chars)

   Remodeled duplex unit in happy valley subdivision. New flooring, new cabinets, new appliances , fresh paint. Posted for comps only

10. 2013-01-08
    soldstatus $46,000

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$301/yr (+$25/mo · 24.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,560
• − Mortgage interest: −$10,077
• − Property taxes: −$1,246
• − Insurance: −$900
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$5,233
• Taxable income: $1,494
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,997/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 — Radcliff

• Score: 61/100
• State rank: #367
• US rank: #17445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radcliff, KY
• County: Hardin County · 77,611 people
• City population: 23,624
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 23,624
• Household income: $58,506
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 638.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 21% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Korean 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: ▼ -44.02%
• Current HPI: 268.1177
• Rent YoY: ▲ 2.20%
• 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

+291.1% since first listed

10 events — show timeline

• 2026-04-30 Pending — HKARMLS
• 2026-04-30 Pending — Metro Search MLS
• 2026-04-24 Price Changed $179,900 HKARMLS
• 2026-04-24 Price Changed $179,900 Metro Search MLS
• 2026-04-16 Listed $185,000 HKARMLS
• 2026-04-16 Listed $185,000 Metro Search MLS
• 2023-07-07 Sold (Public Records) $130,000 Public Records
• 2023-07-06 Sold (MLS) $130,000 HKARMLS
• 2023-05-15 Listed $130,000 HKARMLS
• 2013-01-08 Sold (Public Records) $46,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,246 · +0.6% YoY. Source: county tax records.