213 Odell Ct · Taylorsville, KY 40071

$199,000

3 bd · 1.0 ba · 1,175 sqft · Other · 36 Days on market

Built 1958 6,098 sqft lot

---

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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! This 2 bedroom, 1 bath is an excellent opportunity for the''SKILLED HANDYMAN'' to invest in rental property. Located on a quiet street in Taylorsville. HOME IS SOLD ''AS IS''. Motivated Seller make OFFER.

Key facts

• Stylish cabinetry
• New kitchen
• New flooring

Tags

• FULLY RENOVATED INTERIOR
• NEW KITCHEN
• NEW FLOORING
• NEW WINDOWS
• BRAND-NEW APPLIANCES
• STYLISH CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.9% in Taylorsville — 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 71/100 on livability (#149 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Spencer County (rural): math 41% / reading 46% proficiency, ranked #18 of 165 in KY (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 126 units permitted in Spencer County in 2024 (0 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.
• Spencer County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $199k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,457
• Equity at exit: $29,672

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $38,181
• 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 40071

• Home prices YoY: -13.4%
• Active inventory: 113
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $485

Break-even live

Break-even rent $1,529

Max offer price $199,000

Occupancy floor 72%

Sensitivity live

Price	-10% $597	-5% $541	+0% $485	+5% $428	+10% $372
Rent	-10% $315	-5% $400	+0% $485	+5% $569	+10% $654
Rate	-1.0pp $585	-0.5pp $535	base $485	+0.5pp $433	+1.0pp $381

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: —

Listing history 12 events

1. 2026-04-21
   status Pending
2. 2026-04-06
   price $199,000
3. 2026-03-22
   status Active
4. 2026-03-17
   status Pending
5. 2026-03-11
   listed $215,000 Active
6. 2026-01-07
   soldstatus $85,000
7. 2009-03-19
   soldstatus $53,200 225-char remark

   Show marketing remark (225 chars)

   ATTENTION INVESTORS! This 2 bedroom, 1 bath is an excellent opportunity for the''SKILLED HANDYMAN'' to invest in rental property. Located on a quiet street in Taylorsville. HOME IS SOLD ''AS IS''. Motivated Seller make OFFER.

8. 2009-03-19
   soldstatus $53,200

   Show marketing remark (225 chars)

   ATTENTION INVESTORS! This 2 bedroom, 1 bath is an excellent opportunity for the''SKILLED HANDYMAN'' to invest in rental property. Located on a quiet street in Taylorsville. HOME IS SOLD ''AS IS''. Motivated Seller make OFFER.

9. 2008-05-15
   listed $54,000 225-char remark

   Show marketing remark (225 chars)

   ATTENTION INVESTORS! This 2 bedroom, 1 bath is an excellent opportunity for the''SKILLED HANDYMAN'' to invest in rental property. Located on a quiet street in Taylorsville. HOME IS SOLD ''AS IS''. Motivated Seller make OFFER.

10. 2008-05-10
    historical
11. 2007-11-10
    listed $69,900
12. 1992-04-01
    soldstatus $32,000

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$738/yr (+$61/mo · 75.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,704
• − Mortgage interest: −$11,147
• − Property taxes: −$974
• − Insurance: −$995
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$5,789
• Taxable income: $2,686
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $5,170/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: Spencer County
• NCES district ID: 2105490
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $64,167
• Composite: 38.74/100
• National rank: #4125
• State rank: #18 of 165 in KY

Livability — Taylorsville

• Score: 71/100
• State rank: #149
• US rank: #7189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylorsville, KY
• Population (ZIP): 16,702

Population outlook (Spencer County) Hauer SSP2

• Today (2025): 20,077 people
• By 2030: 21,008 · +4.6%
• By 2040: 22,560 · +12.4%
• By 2050: 23,480 · +16.9%
• By 2075: 25,222 · +25.6%
• By 2100: 25,550 · +27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Spencer

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.8% · Other 1.2%
• 2008→2024 swing: -21.2pp toward R · 2008: -35.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+54.3 2016: R+55.5 2012: R+37.7 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.62%
• Current HPI: 274.9283
• Rent YoY: —
• Metro: —
• 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

+521.9% since first listed

12 events — show timeline

• 2026-04-21 Pending — Metro Search MLS
• 2026-04-06 Price Changed $199,000 Metro Search MLS
• 2026-03-22 Relisted — Metro Search MLS
• 2026-03-17 Pending — Metro Search MLS
• 2026-03-11 Listed $215,000 Metro Search MLS
• 2026-01-07 Sold (Public Records) $85,000 Public Records
• 2009-03-19 Sold (Public Records) $53,200 Public Records
• 2009-03-19 Sold (MLS) $53,200 Metro Search MLS
• 2008-05-15 Listed $54,000 Metro Search MLS
• 2008-05-10 Listing Removed — Metro Search MLS
• 2007-11-10 Listed $69,900 Metro Search MLS
• 1992-04-01 Sold (Public Records) $32,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $974 · +1366.8% YoY. Source: county tax records.