1311 E Main St · Horse Cave, KY 42749

$159,900

3 bd · 2.0 ba · 1,484 sqft · Other · 6 Days on market

Built 2000 0.60 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.5/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected
• Home design: Single-story residential home; Built in 2000; Metal roof; Vinyl siding
• Construction: Built in 2000; Vinyl siding construction; Metal roof
• Exterior features: Lot about 0.6 acres

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating
• Interior features: Five rooms total; No basement; Living room on the first floor; Primary bedroom on the first floor; First-floor primary bedroom suite
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (29.2% below list).
• Recommended offer: $113k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.7% in Horse Cave — 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 67/100 on livability (#206 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Caverna Independent (rural): math 10% / reading 27% proficiency, ranked #165 of 165 in KY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Caverna Elementary School (math 8% / reading 12%, grade F, #648 of 676 statewide, top 98%, 310 students, 78% FRL); Caverna Middle School (math 8% / reading 37%, grade F, #202 of 217 statewide, top 93%, 129 students, 82% FRL); Caverna High School (math 24% / reading 34%, grade F, #127 of 254 statewide, top 58%, 208 students, 78% FRL).
• Market conditions: 56 active listings in the ZIP; 79 units permitted in Hart County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $113,147 (29.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $79,746
• Equity at exit: $144,051

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $240,493
• Equity at exit: $310,651

Cash invested: $44,772 (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 42749

• Home prices YoY: 13.5%
• Active inventory: 56
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-115

Break-even live

Break-even rent $1,277

Max offer price $139,659

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-69	+0% $-115	+5% $-160	+10% $-205
Rent	-10% $-204	-5% $-159	+0% $-115	+5% $-70	+10% $-25
Rate	-1.0pp $-34	-0.5pp $-74	base $-115	+0.5pp $-156	+1.0pp $-198

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-07
   status Pending 538-char remark

   Show marketing remark (538 chars)

   Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

2. 2026-05-05
   status Pending

   Show marketing remark (538 chars)

   Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

3. 2026-05-05
   status Pending 538-char remark

   Show marketing remark (538 chars)

   Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

4. 2026-04-29
   listed $159,900 Active 538-char remark

   Show marketing remark (538 chars)

   Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

5. 2026-04-29
   listed $159,900 Active 538-char remark

   Show marketing remark (538 chars)

   Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

6. 2026-04-29
   listed $159,900 Active

   Show marketing remark (538 chars)

   Charming 3 bedroom, 2 bathroom home located in Horse Cave offering comfort, space, and convenience! This well-maintained home features a functional layout with spacious living areas and plenty of natural light throughout. The detached 2-car garage provides ample parking plus abundant workspace for hobbies, storage, or a workshop setup. Enjoy the charm of small-town living with room to spread out, all while being conveniently located near local amenities. A great opportunity for homeowners looking for space, functionality, and value!

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$136/yr (+$11/mo · 11.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,578
• − Mortgage interest: −$8,957
• − Property taxes: −$1,239
• − Insurance: −$800
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,652
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-357/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: Caverna Independent
• NCES district ID: 2101110
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 27% ▼ -21.00%
• Median HH income: $30,215
• Composite: 14.71/100
• National rank: #9399
• State rank: #165 of 165 in KY

Livability — Horse Cave

• Score: 67/100
• State rank: #206
• US rank: #10135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,835

Population outlook (Hart County) Hauer SSP2

• Today (2025): 18,897 people
• By 2030: 19,008 · +0.6%
• By 2040: 19,032 · +0.7%
• By 2050: 18,584 · -1.7%
• By 2075: 17,303 · -8.4%
• By 2100: 14,894 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 15% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Polish 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.6%
• 2008→2024 swing: -29.1pp toward R · 2008: -30.9pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+53.0 2016: R+49.4 2012: R+29.8 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.99%
• Current HPI: 344.9104
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — RASKMLS
• 2026-05-05 Pending — Metro Search MLS
• 2026-05-05 Pending — HKARMLS
• 2026-04-29 Listed $159,900 RASKMLS
• 2026-04-29 Listed $159,900 HKARMLS
• 2026-04-29 Listed $159,900 Metro Search MLS

Property tax history

-2.8%/yr

Latest (2025): $1,239 · -1.0% YoY. Source: county tax records.