1300 Westhampton Ct · Franklin, KY 42134

$299,900

4 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 111 Days on market

Built 2021 0.33 ac lot $175/sqft · 9% below area Est $357k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +8.5/30.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

At a time when many buyers are searching for more space without stretching their budget, this 4 bedroom, 2 bath home in Franklin, KY offers a combination of layout, condition, and convenience that is becoming harder to find. Located in Williamsburg Park and offering approximately 1,850 square feet, the split bedroom floor plan creates a comfortable flow for both everyday living and hosting guests. Fresh paint, laminate flooring, and move in condition make it easy to settle in without immediately taking on projects or updates. The kitchen features granite countertops and opens naturally into the main living areas, creating a connected feel throughout the home. One of the standout spaces is the sunroom, offering additional flexibility for relaxing, reading, entertaining, or simply enjoying extra natural light year round. The 2 car attached garage adds convenience and storage, while the overall layout gives buyers the functionality so many are searching for in today’s market. Conveniently located close to downtown Franklin, local schools, and hospitals, this home also offers an easy drive to Bowling Green and approximately 10 minutes to I 65 for commuters heading toward Nashville. For buyers searching for Franklin KY homes for sale with 4 bedrooms, move in condition, and an easy commute to both Bowling Green and Nashville, 1300 Westhampton Court deserves a closer look.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (31.6% below list).
• Recommended offer: $205k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% in Franklin — 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 65/100 on livability (#266 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Simpson County (town): math 29% / reading 39% proficiency, ranked #72 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Simpson Elementary School (math 26% / reading 27%, grade F, #469 of 676 statewide, top 70%, 726 students, 69% FRL); Franklin-Simpson Middle School (math 29% / reading 39%, grade F, #103 of 217 statewide, top 48%, 687 students, 69% FRL); Franklin-Simpson High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 817 students, 63% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 282 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 204 units permitted in Simpson County in 2024 (31 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Simpson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,002 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 12.2

CMA / ARV

• ARV (median comp): $357,287
• List price: $299,900
• Delta: -16.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Highland Ct	0.14mi	3/2.0 (-1)	1,644 (-4%)	4mo	$330,000	$201	78
1009 Highland Ct	0.13mi	4/2.0	1,553 (-9%)	7mo	$344,900	$222	73
811 Witt Rd	0.23mi	3/2.0 (-1)	1,550 (-9%)	1mo	$275,000	$177	68
817 Witt Rd	0.18mi	3/2.0 (-1)	1,548 (-10%)	6mo	$317,000	$205	66
808 Valleyview Dr	0.58mi	3/2.0 (-1)	1,796 (+5%)	0mo	$339,900	$189	59
810 Western Dr	0.72mi	4/2.0	1,806 (+6%)	5mo	$275,000	$152	53
221 Claiborne Cir	0.62mi	3/2.0 (-1)	1,588 (-7%)	4mo	$305,000	$192	51
1204 Derek Dr	0.47mi	4/2.0	1,474 (-14%)	5mo	$240,000	$163	50
313 Rolling Road Dr	0.43mi	3/2.0 (-1)	1,966 (+15%)	7mo	$245,000	$125	44
1211 Derek Dr	0.51mi	3/2.0 (-1)	1,480 (-14%)	6mo	$229,900	$155	44
300 Claiborne Cir	0.68mi	3/2.0 (-1)	1,497 (-12%)	3mo	$315,000	$210	40
604 Wittland Dr	0.61mi	3/2.0 (-1)	1,459 (-15%)	4mo	$175,000	$120	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-65,346
• Equity at exit: $44,716

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-78,710
• Equity at exit: $25,930

Cash invested: $83,972 (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 42134

• Home prices YoY: -27.7%
• Active inventory: 282
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,050 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$183 /mo · $2,202/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-262

Break-even live

Break-even rent $2,381

Max offer price $253,684

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-177	+0% $-262	+5% $-347	+10% $-431
Rent	-10% $-424	-5% $-343	+0% $-262	+5% $-181	+10% $-100
Rate	-1.0pp $-111	-0.5pp $-185	base $-262	+0.5pp $-339	+1.0pp $-418

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Witt Rd Franklin, KY	3.0	2.0	1550	$2,195	$1.42	22d	1	0.21mi
1107 Andover Dr Franklin, KY	4.0	2.0	1712	$2,099	$1.23	46d	1	0.26mi
1248 Derek Dr Franklin, KY	3.0	2.0	1200	$1,650	$1.38	22d	1	0.62mi
1248 Derek Dr Franklin, KY	3.0	2.0	1200	$1,650	$1.38	15d	1	0.62mi
716 Calumet Cir Franklin, KY	3.0	2.0	1400	$1,900	$1.36	12d	1	0.92mi
714 Calumet Cir Franklin, KY	3.0	2.0	1400	$1,900	$1.36	45d	1	0.93mi
411 Fairview Ave Apt C Franklin, KY	3.0	1.5	1450	$1,250	$0.86	25d	1	1.10mi

Listing history 28 events

1. 2026-06-21
   days on market $299,900 Active 111 DOM
2. 2026-06-19
   days on market $299,900 Active 109 DOM
3. 2026-06-18
   days on market $299,900 Active 108 DOM
4. 2026-06-17
   days on market $299,900 Active 107 DOM
5. 2026-06-16
   days on market $299,900 Active 106 DOM
6. 2026-06-15
   days on market $299,900 Active 105 DOM
7. 2026-06-14
   days on market $299,900 Active 103 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   pricedays on market $299,900 Active 102 DOM
10. 2026-06-10
    days on market $325,000 Active 100 DOM
11. 2026-06-09
    days on market $325,000 Active 99 DOM
12. 2026-06-08
    days on market $325,000 Active 98 DOM
13. 2026-06-07
    days on market $325,000 Active 97 DOM
14. 2026-06-03
    days on market $325,000 Active 93 DOM
15. 2026-06-02
    days on market $325,000 Active 92 DOM
16. 2026-06-01
    days on market $325,000 Active 91 DOM
17. 2026-05-31
    days on market $325,000 Active 90 DOM
18. 2026-05-30
    days on market $325,000 Active 89 DOM
19. 2026-03-23
    price $325,000 1394-char remark

    Show marketing remark (1394 chars)

    At a time when many buyers are searching for more space without stretching their budget, this 4 bedroom, 2 bath home in Franklin, KY offers a combination of layout, condition, and convenience that is becoming harder to find. Located in Williamsburg Park and offering approximately 1,850 square feet, the split bedroom floor plan creates a comfortable flow for both everyday living and hosting guests. Fresh paint, laminate flooring, and move in condition make it easy to settle in without immediately taking on projects or updates. The kitchen features granite countertops and opens naturally into the main living areas, creating a connected feel throughout the home. One of the standout spaces is the sunroom, offering additional flexibility for relaxing, reading, entertaining, or simply enjoying extra natural light year round. The 2 car attached garage adds convenience and storage, while the overall layout gives buyers the functionality so many are searching for in today’s market. Conveniently located close to downtown Franklin, local schools, and hospitals, this home also offers an easy drive to Bowling Green and approximately 10 minutes to I 65 for commuters heading toward Nashville. For buyers searching for Franklin KY homes for sale with 4 bedrooms, move in condition, and an easy commute to both Bowling Green and Nashville, 1300 Westhampton Court deserves a closer look.

20. 2026-03-02
    listed $340,000 Active 1394-char remark

    Show marketing remark (1394 chars)

    At a time when many buyers are searching for more space without stretching their budget, this 4 bedroom, 2 bath home in Franklin, KY offers a combination of layout, condition, and convenience that is becoming harder to find. Located in Williamsburg Park and offering approximately 1,850 square feet, the split bedroom floor plan creates a comfortable flow for both everyday living and hosting guests. Fresh paint, laminate flooring, and move in condition make it easy to settle in without immediately taking on projects or updates. The kitchen features granite countertops and opens naturally into the main living areas, creating a connected feel throughout the home. One of the standout spaces is the sunroom, offering additional flexibility for relaxing, reading, entertaining, or simply enjoying extra natural light year round. The 2 car attached garage adds convenience and storage, while the overall layout gives buyers the functionality so many are searching for in today’s market. Conveniently located close to downtown Franklin, local schools, and hospitals, this home also offers an easy drive to Bowling Green and approximately 10 minutes to I 65 for commuters heading toward Nashville. For buyers searching for Franklin KY homes for sale with 4 bedrooms, move in condition, and an easy commute to both Bowling Green and Nashville, 1300 Westhampton Court deserves a closer look.

21. 2023-02-24
    soldstatus $300,000 Closed 364-char remark

    Show marketing remark (364 chars)

    "MOVE IN READY - \ SUNROOM - NO CARPET!! - Check out this beautiful, nearly new home for sale in Williamsburg Park! This stunning abode has a split floor plan with sunroom, 4 bedrooms, 2 bathrooms LVT flooring throughout, stainless steel appliances, granite counter-tops in kitchen and bathrooms and so much more! Call today to schedule your private showing!

22. 2023-02-24
    soldstatus $300,000

    Show marketing remark (364 chars)

    "MOVE IN READY - \ SUNROOM - NO CARPET!! - Check out this beautiful, nearly new home for sale in Williamsburg Park! This stunning abode has a split floor plan with sunroom, 4 bedrooms, 2 bathrooms LVT flooring throughout, stainless steel appliances, granite counter-tops in kitchen and bathrooms and so much more! Call today to schedule your private showing!

23. 2023-02-23
    historical Active Under Contract 364-char remark

    Show marketing remark (364 chars)

    "MOVE IN READY - \ SUNROOM - NO CARPET!! - Check out this beautiful, nearly new home for sale in Williamsburg Park! This stunning abode has a split floor plan with sunroom, 4 bedrooms, 2 bathrooms LVT flooring throughout, stainless steel appliances, granite counter-tops in kitchen and bathrooms and so much more! Call today to schedule your private showing!

24. 2023-01-31
    price $309,900 364-char remark

    Show marketing remark (364 chars)

    "MOVE IN READY - \ SUNROOM - NO CARPET!! - Check out this beautiful, nearly new home for sale in Williamsburg Park! This stunning abode has a split floor plan with sunroom, 4 bedrooms, 2 bathrooms LVT flooring throughout, stainless steel appliances, granite counter-tops in kitchen and bathrooms and so much more! Call today to schedule your private showing!

25. 2023-01-13
    listed $319,900 Active 364-char remark

    Show marketing remark (364 chars)

    "MOVE IN READY - \ SUNROOM - NO CARPET!! - Check out this beautiful, nearly new home for sale in Williamsburg Park! This stunning abode has a split floor plan with sunroom, 4 bedrooms, 2 bathrooms LVT flooring throughout, stainless steel appliances, granite counter-tops in kitchen and bathrooms and so much more! Call today to schedule your private showing!

26. 2022-06-24
    listed $339,873 Active
27. 2021-08-06
    soldstatus $279,000
28. 2021-05-19
    listed $279,000

ⓘ 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: $2,202 · $183/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$378/yr (+$31/mo · 17.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $24,600
• − Mortgage interest: −$16,799
• − Property taxes: −$2,202
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$8,724
• Taxable loss: −$8,560
• Est. tax savings @ 24.0%: +$2,054
• After-tax cash flow: $-1,085/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: Simpson County
• NCES district ID: 2105400
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $41,691
• Composite: 28.69/100
• National rank: #6692
• State rank: #72 of 165 in KY

Livability — Franklin

• Score: 65/100
• State rank: #266
• US rank: #13010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, KY
• County: Simpson County · 19,380 people
• City population: 19,380
• Metro: nan
• Population (ZIP): 19,380
• Household income: $59,113
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 576.0

Population outlook (Simpson County) Hauer SSP2

• Today (2025): 19,331 people
• By 2030: 19,921 · +3.1%
• By 2040: 20,975 · +8.5%
• By 2050: 21,736 · +12.4%
• By 2075: 23,536 · +21.8%
• By 2100: 23,054 · +19.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Simpson

• 2024 margin: Solid R (+43.9) · D 27.4% · R 71.2% · Other 1.4%
• 2008→2024 swing: -21.1pp toward R · 2008: -22.7pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+36.7 2016: R+39.0 2012: R+24.1 2008: R+22.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.92%
• Current HPI: 221.6725
• Rent YoY: —
• Metro: nan
• 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

+16.5% since first listed

10 events — show timeline

• 2026-03-23 Price Changed $325,000 RASKMLS
• 2026-03-02 Listed $340,000 RASKMLS
• 2023-02-24 Sold (Public Records) $300,000 Public Records
• 2023-02-24 Sold (MLS) $300,000 RASKMLS
• 2023-02-23 Contingent — RASKMLS
• 2023-01-31 Price Changed $309,900 RASKMLS
• 2023-01-13 Listed $319,900 RASKMLS
• 2022-06-24 Listed $339,873 RASKMLS
• 2021-08-06 Sold (MLS) $279,000 RASKMLS
• 2021-05-19 Listed $279,000 RASKMLS

Property tax history

-3.4%/yr

Latest (2025): $2,202 · -1.9% YoY. Source: county tax records.