952 Old Ekron Rd · Brandenburg, KY 40108

$169,900

2 bd · 1.0 ba · 936 sqft · Other · 2 Days on market

Built 1958 9,583 sqft 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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out our newest listing that is priced to sell! How often can you find a stick built home at this price point? Situated in prime location, offering an attached garage, shed, and fenced in backyard, all while being recently remodeled. You will NOT want to miss out on this one. Give me a call before it’s gone!

Key facts

• Recently remodeled
• Attached garage
• Stick built home

Tags

• STICK BUILT HOME
• PRIME LOCATION
• ATTACHED GARAGE
• FENCED IN BACKYARD
• RECENTLY REMODELED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $14 ($166/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 $138k (18.5% below list).
• Recommended offer: $138k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% in Brandenburg — 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 61/100 on livability (#370 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.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 124 units permitted in Meade County in 2024 (0 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.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago 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.
• Current owner paid $108k; list at $170k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,420 (18.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-26,686
• Equity at exit: $25,333

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,253
• Equity at exit: $14,690

Cash invested: $47,572 (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 40108

• Home prices YoY: -17.0%
• Active inventory: 170
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $14

Break-even live

Break-even rent $1,367

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-08
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Come check out our newest listing that is priced to sell! How often can you find a stick built home at this price point? Situated in prime location, offering an attached garage, shed, and fenced in backyard, all while being recently remodeled. You will NOT want to miss out on this one. Give me a call before it’s gone!

2. 2026-04-08
   status Pending

   Show marketing remark (325 chars)

   Come check out our newest listing that is priced to sell! How often can you find a stick built home at this price point? Situated in prime location, offering an attached garage, shed, and fenced in backyard, all while being recently remodeled. You will NOT want to miss out on this one. Give me a call before it’s gone!

3. 2026-04-06
   listed $169,900 Active 325-char remark

   Show marketing remark (325 chars)

   Come check out our newest listing that is priced to sell! How often can you find a stick built home at this price point? Situated in prime location, offering an attached garage, shed, and fenced in backyard, all while being recently remodeled. You will NOT want to miss out on this one. Give me a call before it’s gone!

4. 2026-04-06
   listed $169,900 Active

   Show marketing remark (325 chars)

   Come check out our newest listing that is priced to sell! How often can you find a stick built home at this price point? Situated in prime location, offering an attached garage, shed, and fenced in backyard, all while being recently remodeled. You will NOT want to miss out on this one. Give me a call before it’s gone!

5. 2021-10-25
   soldstatus $108,500
6. 2021-10-20
   soldstatus $108,900 236-char remark

   Show marketing remark (236 chars)

   2 bedroom, 1 bath home within city limits of Brandenburg. Home features great space and large yard! Full bathroom has been recently remodeled, as well as the light fixtures throughout the home. 1 car attached garage and fenced backyard.

7. 2021-06-17
   listed $135,000 236-char remark

   Show marketing remark (236 chars)

   2 bedroom, 1 bath home within city limits of Brandenburg. Home features great space and large yard! Full bathroom has been recently remodeled, as well as the light fixtures throughout the home. 1 car attached garage and fenced backyard.

8. 2019-10-15
   soldstatus $96,000
9. 2019-10-10
   soldstatus $96,000
10. 2019-10-10
    soldstatus $96,000
11. 2019-05-24
    listed $105,000
12. 2019-05-24
    listed $105,000

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$46/yr (+$4/mo · 3.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,610
• − Mortgage interest: −$9,517
• − Property taxes: −$1,415
• − Insurance: −$850
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,943
• Taxable loss: −$2,771
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $831/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Brandenburg

• Score: 61/100
• State rank: #370
• US rank: #17569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brandenburg, KY
• Population (ZIP): 12,469

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 205.7001
• 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

+61.8% since first listed

12 events — show timeline

• 2026-04-08 Pending — HKARMLS
• 2026-04-08 Pending — Metro Search MLS
• 2026-04-06 Listed $169,900 HKARMLS
• 2026-04-06 Listed $169,900 Metro Search MLS
• 2021-10-25 Sold (Public Records) $108,500 Public Records
• 2021-10-20 Sold (MLS) $108,900 Metro Search MLS
• 2021-06-17 Listed $135,000 Metro Search MLS
• 2019-10-15 Sold (Public Records) $96,000 Public Records
• 2019-10-10 Sold (MLS) $96,000 HKARMLS
• 2019-10-10 Sold (MLS) $96,000 Metro Search MLS
• 2019-05-24 Listed $105,000 HKARMLS
• 2019-05-24 Listed $105,000 Metro Search MLS

Property tax history

+6.1%/yr

Latest (2025): $1,415 · -2.4% YoY. Source: county tax records.