1023 Greenway Dr · Elizabethtown, KY 42701

$174,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 28 Days on market

Built 1977 9,148 sqft lot Est $165k · 6% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• ARV discount +4.8/15.0
• 1% rule +4.1/10.0
• 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

3 BR ranch style home conveniently located just minutes from Etown and I-65. Screened in porch on rear looking over fenced backyard. Ideal starter or retirement home or investment for rental income. Large shed with overhead door and side entry.

Key facts

• Screened in porch
• Ranch style home
• Large shed

Tags

• RANCH STYLE HOME
• SCREENED IN PORCH
• FENCED BACKYARD
• LARGE SHED

Property features AI

Finance

• HOA & community: Located in the Country Club Villa subdivision

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; Residential property type
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Front porch with screened area; Yard shed

Interior

• Kitchen: Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $182 ($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 $159k (9.1% below list).
• Recommended offer: $159k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Market conditions: Rents rising (+3.3%/yr); 539 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

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $158,984 (9.1% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $164,850
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Par Ln	0.10mi	3/1.0	1,092 (+4%)	6mo	$187,000	$171	84
1045 Greenway Dr	0.13mi	3/1.5	1,107 (+5%)	8mo	$207,500	$187	76
1061 Greenway Dr	0.18mi	3/1.5	1,107 (+5%)	9mo	$210,000	$190	73
102 Front Nine Dr	0.26mi	3/1.0	1,107 (+5%)	9mo	$129,900	$117	72
115 Front Nine Dr	0.22mi	3/1.0	1,107 (+5%)	14mo	$174,500	$158	69
118 Front Nine Dr	0.22mi	3/1.0	1,107 (+5%)	20mo	$177,500	$160	64
108 Front Nine Dr	0.25mi	3/1.0	1,107 (+5%)	19mo	$174,000	$157	63
308 Crossgate Rd	0.62mi	3/1.0	1,131 (+8%)	2mo	$155,000	$137	56
323 Crossgate Rd	0.60mi	3/1.0	1,107 (+5%)	9mo	$129,900	$117	56
314 Crossgate Rd	0.62mi	3/1.0	1,107 (+5%)	9mo	$129,900	$117	54
321 Crossgate Rd	0.60mi	3/1.0	1,107 (+5%)	24mo	$150,000	$136	43

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,298
• Equity at exit: $26,078

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,611
• Equity at exit: $15,122

Cash invested: $48,972 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 539
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $182

Break-even live

Break-even rent $1,360

Max offer price $174,900

Occupancy floor 84%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $174,900 Active 28 DOM
2. 2026-06-18
   days on market $174,900 Active 27 DOM
3. 2026-06-17
   days on market $174,900 Active 26 DOM
4. 2026-06-16
   days on market $174,900 Active 25 DOM
5. 2026-06-15
   days on market $174,900 Active 24 DOM
6. 2026-06-14
   days on market $174,900 Active 22 DOM
7. 2026-06-13
   days on market $174,900 Active 21 DOM
8. 2026-06-10
   days on market $174,900 Active 19 DOM
9. 2026-06-09
   days on market $174,900 Active 18 DOM
10. 2026-06-08
    days on market $174,900 Active 17 DOM
11. 2026-06-07
    days on market $174,900 Active 16 DOM
12. 2026-06-03
    days on market $174,900 Active 12 DOM
13. 2026-06-02
    days on market $174,900 Active 11 DOM
14. 2026-06-01
    days on market $174,900 Active 10 DOM
15. 2026-05-31
    days on market $174,900 Active 9 DOM
16. 2026-05-30
    days on market $174,900 Active 8 DOM
17. 2026-05-22
    listed $174,900 Active

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$497/yr (+$41/mo · 49.3%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 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: $19,078
• − Mortgage interest: −$9,797
• − Property taxes: −$1,008
• − Insurance: −$874
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,088
• Taxable loss: −$742
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $2,361/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

• 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

1 event — show timeline

• 2026-05-22 Listed $174,900 HKARMLS

Property tax history

+4.4%/yr

Latest (2025): $1,008 · +0.7% YoY. Source: county tax records.