435 Thompson Ln · Fort Knox, KY 40175

$215,000

4 bd · 3.0 ba · 2,398 sqft · Other · 11 Days on market

Built 1993 1.01 ac 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extra large bi-level front deck, perfect for relaxing and enjoying the natural surroundings in this country setting. The primary bedroom features a jetted tub, separate shower and 2 vanities. The two car garage detached has a fenced-in pet kennel attached on the outside and also allows room for a workshop on the inside. Relax by this wood fireplace that is located in the dining area. Additional storage is attached to the back of the home.

Key facts

• Fenced-in pet kennel
• Wood fireplace
• Separate shower

Tags

• BI-LEVEL FRONT DECK
• JETTED TUB
• SEPARATE SHOWER
• FENCED-IN PET KENNEL
• WOOD FIREPLACE
• ADDITIONAL STORAGE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected
• Home design: Single-story ranch-style residence; Built in 1996; Shingle roof; Crawl space foundation
• Construction: Vinyl siding exterior; Above-grade finished area reported
• Exterior features: Wooded lot

Interior

• Kitchen: Kitchen on the first floor; Dining area on the first floor
• Bedrooms: Four bedrooms, all on the first floor
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; One HVAC unit
• Interior features: One fireplace; Total of 8 rooms; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/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 $205k (4.7% below list).
• Recommended offer: $205k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#184 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety A-; Watch: schools D, amenities F, commute F.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 124 units permitted in Meade 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.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 12y 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.

Recommended offer $204,932 (4.7% below list)

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 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: 0.95% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 8.7

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-12,635
• Equity at exit: $32,057

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $17,305
• Equity at exit: $18,589

Cash invested: $60,200 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $350

Break-even live

Break-even rent $1,606

Max offer price $215,000

Occupancy floor 78%

Sensitivity live

Price	-10% $472	-5% $411	+0% $350	+5% $289	+10% $229
Rent	-10% $188	-5% $269	+0% $350	+5% $431	+10% $512
Rate	-1.0pp $459	-0.5pp $405	base $350	+0.5pp $295	+1.0pp $238

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-05-07
   status Pending 442-char remark

   Show marketing remark (442 chars)

   Extra large bi-level front deck, perfect for relaxing and enjoying the natural surroundings in this country setting. The primary bedroom features a jetted tub, separate shower and 2 vanities. The two car garage detached has a fenced-in pet kennel attached on the outside and also allows room for a workshop on the inside. Relax by this wood fireplace that is located in the dining area. Additional storage is attached to the back of the home.

2. 2026-05-07
   status Pending 439-char remark

   Show marketing remark (442 chars)

   Extra large bi-level front deck, perfect for relaxing and enjoying the natural surroundings in this country setting. The primary bedroom features a jetted tub, separate shower and 2 vanities. The two car garage detached has a fenced-in pet kennel attached on the outside and also allows room for a workshop on the inside. Relax by this wood fireplace that is located in the dining area. Additional storage is attached to the back of the home.

3. 2026-05-04
   price $215,000 439-char remark
4. 2026-05-03
   price $215,000 442-char remark

   Show marketing remark (442 chars)

   Extra large bi-level front deck, perfect for relaxing and enjoying the natural surroundings in this country setting. The primary bedroom features a jetted tub, separate shower and 2 vanities. The two car garage detached has a fenced-in pet kennel attached on the outside and also allows room for a workshop on the inside. Relax by this wood fireplace that is located in the dining area. Additional storage is attached to the back of the home.

5. 2026-04-27
   listed $225,000 Active 442-char remark

   Show marketing remark (442 chars)

   Extra large bi-level front deck, perfect for relaxing and enjoying the natural surroundings in this country setting. The primary bedroom features a jetted tub, separate shower and 2 vanities. The two car garage detached has a fenced-in pet kennel attached on the outside and also allows room for a workshop on the inside. Relax by this wood fireplace that is located in the dining area. Additional storage is attached to the back of the home.

6. 2026-04-26
   listed $225,000 Active 439-char remark
7. 2024-06-28
   status Pending
8. 2024-06-21
   historical
9. 2024-06-08
   price $205,000
10. 2024-06-07
    price $205,000
11. 2024-06-07
    status Active
12. 2024-06-04
    status Pending
13. 2024-05-31
    status Active
14. 2024-05-29
    status Pending
15. 2024-05-11
    status Active
16. 2024-05-09
    status Pending
17. 2024-04-25
    price $209,999
18. 2024-04-25
    price $209,999
19. 2024-04-12
    price $219,900
20. 2024-03-20
    price $219,900
21. 2024-02-28
    historical
22. 2024-01-21
    listed $235,000 Active
23. 2023-10-22
    historical
24. 2023-10-01
    historical
25. 2023-09-22
    listed $235,000 Active
26. 2023-09-22
    listed $255,000 Active
27. 2023-09-22
    listed $229,900 Active
28. 2018-05-16
    soldstatus $55,200
29. 2018-05-16
    soldstatus $55,200
30. 2018-04-25
    listed $55,000
31. 2018-04-25
    listed $55,000
32. 2015-07-11
    historical
33. 2015-03-16
    listed $99,900
34. 2015-01-26
    historical
35. 2014-10-20
    listed $154,900

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$1,229/yr (+$102/mo · 198.3%)

ⓘ 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 ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,592
• − Mortgage interest: −$12,043
• − Property taxes: −$620
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$6,255
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $4,043/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Fort Knox

• Score: 68/100
• State rank: #184
• US rank: #9091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,283

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.55%
• Current HPI: 246.3715
• 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

+38.8% since first listed

37 events — show timeline

• 2026-05-29 Sold (MLS) $215,000 HKARMLS
• 2026-05-29 Sold (MLS) $215,000 Metro Search MLS
• 2026-05-07 Pending — HKARMLS
• 2026-05-07 Pending — Metro Search MLS
• 2026-05-04 Price Changed $215,000 Metro Search MLS
• 2026-05-03 Price Changed $215,000 HKARMLS
• 2026-04-27 Listed $225,000 HKARMLS
• 2026-04-26 Listed $225,000 Metro Search MLS
• 2024-06-28 Pending — Metro Search MLS
• 2024-06-21 Listing Removed — Metro Search MLS
• 2024-06-08 Price Changed $205,000 HKARMLS
• 2024-06-07 Price Changed $205,000 Metro Search MLS
• 2024-06-07 Relisted — Metro Search MLS
• 2024-06-04 Pending — Metro Search MLS
• 2024-05-31 Relisted — Metro Search MLS
• 2024-05-29 Pending — Metro Search MLS
• 2024-05-11 Relisted — Metro Search MLS
• 2024-05-09 Pending — Metro Search MLS
• 2024-04-25 Price Changed $209,999 Metro Search MLS
• 2024-04-25 Price Changed $209,999 HKARMLS
• 2024-04-12 Price Changed $219,900 HKARMLS
• 2024-03-20 Price Changed $219,900 Metro Search MLS
• 2024-02-28 Listing Removed — Metro Search MLS
• 2024-01-21 Listed $235,000 Metro Search MLS
• 2023-10-22 Listing Removed — Metro Search MLS
• 2023-10-01 Listing Removed — Metro Search MLS
• 2023-09-22 Listed $229,900 Metro Search MLS
• 2023-09-22 Listed $255,000 Metro Search MLS
• 2023-09-22 Listed $235,000 Metro Search MLS
• 2018-05-16 Sold (MLS) $55,200 HKARMLS
• 2018-05-16 Sold (MLS) $55,200 Metro Search MLS
• 2018-04-25 Listed $55,000 HKARMLS
• 2018-04-25 Listed $55,000 Metro Search MLS
• 2015-07-11 Listing Removed — Metro Search MLS
• 2015-03-16 Listed $99,900 Metro Search MLS
• 2015-01-26 Listing Removed — Metro Search MLS
• 2014-10-20 Listed $154,900 Metro Search MLS

Property tax history

+0.4%/yr

Latest (2025): $620 · -1.9% YoY. Source: county tax records.