208 Breckenridge St · Franklin, KY 42134

$154,900

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 3 Days on market

6,098 sqft lot Est $199k · 22% under

---

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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Charming 3-bedroom, 1-bathroom residence, situated mere minutes from Franklin Square, offers hardwood floors in all common areas and bedrooms, central heat and air, and a detached garage/shop. It presents an ideal opportunity for first-time buyers or investors alike, offering a perfect blend of character and functionality.

Key facts

• Central heat and air
• Hardwood floors
• Detached garage

Tags

• HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Patio; 0.14-acre lot

Interior

• Kitchen: Dishwasher; Electric Range
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Electric Range; Gas Water Heater; Patio (listed under exterior but accessible from interior); Smoke detector(s)
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/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 $142k (8.1% below list).
• Recommended offer: $142k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 16 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).

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.
• Simpson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $67k; list at $155k implies a 131% gain — meaningful room to come down on a strong offer.

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 $142,316 (8.1% 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 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?
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: 0.92% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $199,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Mcgoodwin Ave	0.43mi	3/1.0	1,192 (+0%)	10mo	$113,000	$95	71
401 N High St	0.59mi	3/1.0	1,248 (+5%)	0mo	$188,500	$151	63
424 Morris St	0.31mi	2/1.0 (-1)	1,282 (+8%)	11mo	$103,500	$81	58
500 Willow Ln	0.71mi	3/2.0	1,142 (-4%)	3mo	$155,000	$136	55
204 Johnson St	0.72mi	3/2.0	1,152 (-3%)	5mo	$160,000	$139	54
308 Macedonia Rd	0.53mi	3/2.0	1,299 (+10%)	3mo	$262,000	$202	53
512 Bell St	0.69mi	3/1.0	1,313 (+11%)	1mo	$175,000	$133	49
306 John J Johnson Ave	0.66mi	2/2.0 (-1)	1,104 (-7%)	1mo	$220,000	$199	48
506 Brooks Ave	0.73mi	2/2.0 (-1)	1,114 (-6%)	2mo	$219,900	$197	46
612 Lemon St	0.56mi	2/2.0 (-1)	1,108 (-7%)	11mo	$215,000	$194	45
400 Macedonia Rd	0.56mi	3/2.0	1,316 (+11%)	11mo	$229,000	$174	42
401 W Washington St	0.58mi	2/2.0 (-1)	1,318 (+11%)	11mo	$222,000	$168	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-13,451
• Equity at exit: $23,096

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,125
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$812
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $184

Break-even live

Break-even rent $1,190

Max offer price $154,900

Occupancy floor 82%

Sensitivity live

Price	-10% $272	-5% $228	+0% $184	+5% $140	+10% $96
Rent	-10% $71	-5% $128	+0% $184	+5% $240	+10% $296
Rate	-1.0pp $262	-0.5pp $223	base $184	+0.5pp $144	+1.0pp $103

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 E Madison St Franklin, KY	2.0	1.0	1000	$1,300	$1.30	45d	1	0.23mi
205 Walker St Apt B Franklin, KY	3.0	2.5	1150	$1,750	$1.52	45d	1	0.61mi
813 W Madison St Franklin, KY	1.0–2.0	1.0–2.0	788	$1,195	$1.52	3d	7	0.86mi
845 W Madison St Unit 20 Franklin, KY	2.0	1.0	900	$999	$1.11	22d	1	0.98mi
845 W Madison St Franklin, KY	1.0–2.0	1.0	900	$999	$1.11	14d	4	0.98mi
317 Sunset Cir Franklin, KY	4.0	1.5	1124	$1,600	$1.42	22d	1	0.99mi
1030 Brookview Dr Unit 21C Franklin, KY	2.0	1.0	976	$950	$0.97	45d	1	1.16mi
965 W Madison St Apt C2 Franklin, KY	2.0	2.0	1070	$1,025	$0.96	22d	1	1.19mi
834 N Main St Unit 27 Franklin, KY	2.0	1.0	980	$1,000	$1.02	45d	1	1.23mi
834 N Main St Unit 40 Franklin, KY	3.0	2.0	1280	$1,295	$1.01	45d	1	1.23mi
834 N Main St Unit 28 Franklin, KY	3.0	2.0	1000	$1,195	$1.20	45d	1	1.23mi
1248 Derek Dr Franklin, KY	3.0	2.0	1200	$1,650	$1.38	15d	1	1.24mi
1248 Derek Dr Franklin, KY	3.0	2.0	1200	$1,650	$1.38	22d	1	1.24mi
411 Fairview Ave Apt C Franklin, KY	3.0	1.5	1450	$1,250	$0.86	25d	1	1.28mi
413 Fairview Ave Apt B Franklin, KY	2.0	1.0	850	$1,050	$1.24	15d	1	1.28mi
1500 Easton St Unit 15106 Franklin, KY	2.0	1.5	1220	$1,395	$1.14	15d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $154,900 Active 3 DOM
2. 2026-06-18
   remarks 329-char remark
3. 2026-06-18
   listed $154,900 Active 1 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: $763 · $64/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$569/yr (+$47/mo · 74.5%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,078
• − Mortgage interest: −$8,677
• − Property taxes: −$763
• − Insurance: −$774
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,506
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,296/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

+131.2% since first listed

2 events — show timeline

• 2026-06-18 Listed $154,900 RASKMLS
• 2018-08-03 Sold (Public Records) $67,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $763 · -0.8% YoY. Source: county tax records.