6361 Shepherdsville Rd · Elizabethtown, KY 42701

$165,000

3 bd · 2.0 ba · 1,200 sqft · Other · 11 Days on market

Built 2021 0.65 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath home built in 2021! Offering modern finishes and thoughtful updates throughout, this move-in-ready property combines the benefits of newer construction with the charm of an established neighborhood. The spacious layout provides comfortable living and entertaining space, while the fully fenced backyard is perfect for pets, play, gardening, or simply enjoying the outdoors. Conveniently located and designed for today's lifestyle, this home is ready for its next owner. Schedule your showing today!

Key facts

• Thoughtful updates
• Modern finishes
• Spacious layout

Tags

• FULLY FENCED BACKYARD
• MODERN FINISHES
• THOUGHTFUL UPDATES
• SPACIOUS LAYOUT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Electricity connected
• Home design: Single-family residence; One-story home; Built in 2021; Shingle roof; Entry level: first floor
• Construction: Vinyl siding exterior; Concrete block foundation
• Exterior features: Chain link fencing around the property; Lot dimensions approximately 97 x 317 x 103 x 296

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: Two full bathrooms, including primary full bath on the first floor
• Heating & cooling: Electric heating; Central air conditioning; One HVAC unit for heating and one for cooling
• Interior features: Six total rooms; Three closets; No basement; Living room on the first floor; Primary bedroom and primary bathroom on the first floor; First-floor laundry
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $231 ($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 $160k (3.3% below list).
• Recommended offer: $160k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• 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.
• Zoned schools: Heartland Elementary School (math 39% / reading 46%, grade F, #169 of 676 statewide, top 26%, 559 students, 44% FRL); Bluegrass Middle School (math 22% / reading 40%, grade F, #138 of 217 statewide, top 65%, 578 students, 52% FRL); John Hardin High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 790 students, 52% FRL).
• Market conditions: Rents rising (+3.3%/yr); 548 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 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 $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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,529 (3.3% 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. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,541
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $10,859
• Equity at exit: $14,266

Cash invested: $46,200 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 548
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $231

Break-even live

Break-even rent $1,303

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $325	-5% $278	+0% $231	+5% $184	+10% $138
Rent	-10% $105	-5% $168	+0% $231	+5% $294	+10% $357
Rate	-1.0pp $314	-0.5pp $273	base $231	+0.5pp $188	+1.0pp $145

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-15
   status $165,000 Pending 11 DOM
2. 2026-06-15
   days on market $165,000 Active 11 DOM
3. 2026-06-14
   days on market $165,000 Active 9 DOM
4. 2026-06-13
   days on market $165,000 Active 8 DOM
5. 2026-06-10
   days on market $165,000 Active 6 DOM
6. 2026-06-09
   days on market $165,000 Active 5 DOM
7. 2026-06-08
   days on market $165,000 Active 4 DOM
8. 2026-06-07
   remarks 560-char remark
9. 2026-06-07
   listed $165,000 Active 3 DOM

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$278/yr (+$23/mo · 24.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,143
• − Mortgage interest: −$9,243
• − Property taxes: −$1,141
• − Insurance: −$825
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$4,800
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $2,757/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 — 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

• 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

1 event — show timeline

• 2026-06-04 Listed $165,000 Metro Search MLS

Property tax history

+9.6%/yr

Latest (2025): $1,141 · +0.8% YoY. Source: county tax records.