55 Country Ct · Vine Grove, KY 40175

$220,000

4 bd · 2.0 ba · 1,782 sqft · Other · 7 Days on market

Built 2004 1.10 ac lot

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

Key facts

• New bedroom carpet
• Bathroom vanities
• New roofing

Tags

• LUXURY VINYL PLANK FLOORS
• NEW BEDROOM CARPET
• KITCHEN COUNTERTOPS
• BATHROOM VANITIES
• NEW ROOFING
• HEAT AND COOLING

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-story residential home; Built in 2004
• Construction: Vinyl siding exterior; Shingle roof; Concrete block foundation
• Exterior features: Approximately 1.1-acre lot; No fencing noted; Subdivision: BROWN ESTATES

Interior

• Kitchen: Kitchen on the first floor; Dining area adjacent to the kitchen
• Bedrooms: Four bedrooms (all on the first floor); Primary bedroom on the first floor
• Bathrooms: Two full bathrooms (including primary) located on the first floor; No half bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Seven total rooms; No basement; First-floor primary bedroom and primary bathroom; First-floor full bathroom; Dining area; Family room; Living room
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/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 $201k (8.6% below list).
• Recommended offer: $201k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.0% in Vine Grove — 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 (#124 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 155 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 $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $62k; list at $220k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,038 (8.6% 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. 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.
3. 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.
4. 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: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 9.1

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,967
• Equity at exit: $32,803

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $6,847
• Equity at exit: $19,022

Cash invested: $61,600 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $279

Break-even live

Break-even rent $1,657

Max offer price $220,000

Occupancy floor 81%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

3. 2026-04-23
   price $220,000 684-char remark

   Show marketing remark (684 chars)

   Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

4. 2026-04-23
   listed $220,000 Active

   Show marketing remark (684 chars)

   Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

5. 2026-03-11
   status Active 684-char remark

   Show marketing remark (684 chars)

   Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

6. 2026-03-07
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

7. 2026-02-21
   listed $229,000 Active 684-char remark

   Show marketing remark (684 chars)

   Welcome to this charming home with 4 bedrooms (yes, we said FOUR!) and 2 full baths nestled in an established neighborhood. Beautifully updated from top to bottom in every room to include luxury vinyl plank floors, new bedroom carpet, kitchen countertops and bathroom vanities. Other updates include new roofing, heat and cooling, and gutters. The expansive lot offers endless possibilities for outdoor living. You could not ask for a more convenient location being 10 minutes to Radcliff, 15 to Brandenburg, and only 20 to Elizabethtown. A rare opportunity - right price, many bedrooms, large lot, great spot - all awaits you at 55 Country Court. Call today to schedule your showing!

8. 2007-12-13
   soldstatus $61,500 873-char remark

   Show marketing remark (873 chars)

   SOLD AS IS. CASE # 201-328862. INSURED STATUS: INSURED. BUYER TO BE RESPONSIBLE FOR COMPLIANCE WITH THE COUNTY SMOKE DETECTOR ORDINANCE. BUYERS AGENT TO VERIFY SQ FT., AGE, ANY HOA OR MONTHLY MAINT FEES, LOT SIZE AND WHICH UTILITIES ARE AVAILABLE. BUYERS AGENT TO VERIFY ALL SCHOOL INFO. BUYERS AGENT RESPONSIBLE FOR ALL SEWER AND FLOOD PLAIN INFORMATION. PROPERTY CONDITION & LEAD BASE PAINT ARE THE RESPONSIBILITY OF THE BUYERS AGENT. APPRAISERS ARE TO CONTACT THE BUYERS AGENT FOR INFO. BUYER RESPONSIBLE FOR COST AND REINSTALLATION OF ANY MISSING UTILITY METERS. NOTE: AGENTS, AS A COURTISEY PLEASE CALL YOUR BROKER BEFORE CALLING LISTING AGENT FOR KEYS OR GENERAL QUESTIONS THAT CAN BE FOUND ON THE PYRAMID WEBSITE. YOUR OFFICE SHOULD HAVE A KEY IF REGISTERED TO SELL HUD HOMES-CALL FOR KEY INFO IF OFFICE DOES NOT HAVE ONE. AGENTS- YOU DO NOT NEED AN APPOINTMENT.

9. 2007-11-02
   listed $60,000 873-char remark

   Show marketing remark (873 chars)

   SOLD AS IS. CASE # 201-328862. INSURED STATUS: INSURED. BUYER TO BE RESPONSIBLE FOR COMPLIANCE WITH THE COUNTY SMOKE DETECTOR ORDINANCE. BUYERS AGENT TO VERIFY SQ FT., AGE, ANY HOA OR MONTHLY MAINT FEES, LOT SIZE AND WHICH UTILITIES ARE AVAILABLE. BUYERS AGENT TO VERIFY ALL SCHOOL INFO. BUYERS AGENT RESPONSIBLE FOR ALL SEWER AND FLOOD PLAIN INFORMATION. PROPERTY CONDITION & LEAD BASE PAINT ARE THE RESPONSIBILITY OF THE BUYERS AGENT. APPRAISERS ARE TO CONTACT THE BUYERS AGENT FOR INFO. BUYER RESPONSIBLE FOR COST AND REINSTALLATION OF ANY MISSING UTILITY METERS. NOTE: AGENTS, AS A COURTISEY PLEASE CALL YOUR BROKER BEFORE CALLING LISTING AGENT FOR KEYS OR GENERAL QUESTIONS THAT CAN BE FOUND ON THE PYRAMID WEBSITE. YOUR OFFICE SHOULD HAVE A KEY IF REGISTERED TO SELL HUD HOMES-CALL FOR KEY INFO IF OFFICE DOES NOT HAVE ONE. AGENTS- YOU DO NOT NEED AN APPOINTMENT.

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,128/yr (+$94/mo · 147.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,125
• − Mortgage interest: −$12,323
• − Property taxes: −$764
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$6,400
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $3,428/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 — Vine Grove

• Score: 72/100
• State rank: #124
• US rank: #5837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,283

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -16.55%
• Current HPI: 246.3715
• 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

+266.7% since first listed

9 events — show timeline

• 2026-04-30 Pending — Metro Search MLS
• 2026-04-27 Pending — HKARMLS
• 2026-04-23 Price Changed $220,000 HKARMLS
• 2026-04-23 Listed $220,000 Metro Search MLS
• 2026-03-11 Relisted — HKARMLS
• 2026-03-07 Pending — HKARMLS
• 2026-02-21 Listed $229,000 HKARMLS
• 2007-12-13 Sold (MLS) $61,500 Metro Search MLS
• 2007-11-02 Listed $60,000 Metro Search MLS

Property tax history

-0.5%/yr

Latest (2025): $764 · -1.9% YoY. Source: county tax records.