635 Margot Ave · Elizabethtown, KY 42701

$199,931

4 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 42 Days on market

Built 1955 0.25 ac lot Est $200k · at est.

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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).

• Cash flow +19.4/30.0
• ARV discount +7.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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

“Back on the market because the last buyer tapped out over the inspection — but the seller didn’t. Repairs and updates have been made, so this one’s coming back stronger. ” * * Opportunity Meets Value – Priced Below Retail! * * This 3-bedroom, 1-bath home with a 1-car garage and unfinished basement is the perfect blend of smart investment and comfortable living. Priced under retail to reflect a few simple cosmetic updates still to be completed, this property offers instant equity potential without the worry of major repairs. The heavy lifting has already been done for you: Brand-new roof New LVP flooring throughout Fresh paint New cabinets with g

Key facts

• Fresh paint
• Brand new roof
• New cabinets

Tags

• BRAND NEW ROOF
• NEW LVP FLOORING
• FRESH PAINT
• NEW CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Brick construction
• Exterior features: Patio; Chain link fencing; Quarter-acre lot

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (forced air, natural gas); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace; Accessible full bathroom; Full unfinished basement with exterior entry and sump pump
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $192k (3.9% below list).
• Recommended offer: $192k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.4% 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.
• Market conditions: Rents rising (+3.3%/yr); 539 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $6k 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 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $200k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $192,160 (3.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $199,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Miles St	0.37mi	3/2.0 (-1)	1,340 (+1%)	1mo	$196,000	$146	75
704 Mccullum Ave	0.41mi	3/2.0 (-1)	1,301 (-2%)	0mo	$247,500	$190	73
517 N Mantle Ave	0.19mi	3/1.5 (-1)	1,220 (-8%)	6mo	$205,000	$168	67
401 Diecks Dr	0.50mi	3/2.0 (-1)	1,328 (+0%)	8mo	$199,000	$150	64
406 N Main St	0.59mi	3/2.0 (-1)	1,300 (-2%)	4mo	$270,000	$208	62
322 Meadow Lane Ln	0.47mi	3/2.0 (-1)	1,429 (+8%)	2mo	$215,000	$150	58
108 Brook St	0.54mi	3/1.0 (-1)	1,224 (-7%)	2mo	$135,000	$110	52
645 N Main St	0.59mi	3/2.0 (-1)	1,415 (+7%)	7mo	$175,000	$124	50
413 Stewart St	0.54mi	3/1.0 (-1)	1,209 (-8%)	6mo	$92,500	$77	46
410 Village Dr	0.52mi	3/2.0 (-1)	1,180 (-11%)	8mo	$218,000	$185	46
705 Montgomery Ave	0.69mi	3/2.0 (-1)	1,489 (+13%)	4mo	$225,000	$151	38
106 N Maple St	0.62mi	3/2.0 (-1)	1,501 (+14%)	9mo	$230,000	$153	36

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,595
• Equity at exit: $29,810

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,436
• Equity at exit: $17,286

Cash invested: $55,981 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$163 /mo · $1,959/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $223

Break-even live

Break-even rent $1,639

Max offer price $199,931

Occupancy floor 83%

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: $49,983
• Closing costs: $5,998
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Cole Gray Blvd Elizabethtown, KY	2.0–3.0	1.5–2.5	1730	$2,099	$1.21	3d	1	0.93mi

Listing history 17 events

1. 2026-06-16
   days on market $199,931 Active 42 DOM
2. 2026-06-15
   days on market $199,931 Active 41 DOM
3. 2026-06-14
   days on market $199,931 Active 39 DOM
4. 2026-06-13
   days on market $199,931 Active 38 DOM
5. 2026-06-10
   days on market $199,931 Active 36 DOM
6. 2026-06-09
   days on market $199,931 Active 35 DOM
7. 2026-06-08
   days on market $199,931 Active 34 DOM
8. 2026-06-07
   days on market $199,931 Active 33 DOM
9. 2026-06-05
   days on market $199,931 Active 30 DOM
10. 2026-06-02
    days on market $199,931 Active 28 DOM
11. 2026-06-01
    days on market $199,931 Active 27 DOM
12. 2026-05-31
    days on market $199,931 Active 26 DOM
13. 2026-05-30
    days on market $199,931 Active 25 DOM
14. 2026-05-23
    price $199,931
15. 2026-05-05
    listed $214,000 Active
16. 2026-03-27
    listed $214,000 Active
17. 2025-12-03
    soldstatus $120,000

ⓘ 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: $1,959 · $163/mo
• Projected year-2 tax: $1,959 · $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 5/10 Major 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: $23,059
• − Mortgage interest: −$11,199
• − Property taxes: −$1,959
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$5,816
• Taxable loss: −$604
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $2,822/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

+66.6% since first listed

4 events — show timeline

• 2026-05-23 Price Changed $199,931 HKARMLS
• 2026-05-05 Listed $214,000 HKARMLS
• 2026-03-27 Listed $214,000 HKARMLS
• 2025-12-03 Sold (Public Records) $120,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,959 · +1.1% YoY. Source: county tax records.