412 Wood Creek Dr · Radcliff, KY 40160

$435,000

36 bd · 36.0 ba · 3,905 sqft · MultiFamily · 100 Days on market

Built 1983

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

Key facts

• Strong rental demand
• Recently remodeled
• Individually metered

Tags

• RECENTLY REMODELED
• UPDATED INTERIORS
• INDIVIDUALLY METERED
• CENTRAL AIR
• DEDICATED PARKING
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Located in the Elmwood Gardens subdivision
• HOA & community: No association fee

Exterior

• Parking: 7 parking spaces; No covered parking
• Utilities: Electricity connected; Natural gas available; Public water and sewer not explicitly specified
• Home design: Three-story building (multiple units across 1st, 2nd, 3rd levels); Facing direction not specified; Entry level details not specified
• Construction: Built in 1983; Vinyl siding with wood frame construction; Shingle roof; Approximately 3,905 building area
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Each floor (1st, 2nd, 3rd) includes a kitchen
• Bedrooms: 6 total bedrooms; Each floor (1st, 2nd, 3rd) includes 2 bedrooms
• Bathrooms: Each floor (1st, 2nd, 3rd) includes 2 full bathrooms
• Heating & cooling: Four furnaces; Electric and natural gas heating with forced air; Central air conditioning
• Interior features: Contemporary style; Apartment property type; Not in a flood plain
• Laundry & utility: Separate meters for units

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1.0-bath units multifamily listed at $435k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $169/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $435k).
• Recommended offer: $396k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.5% in Radcliff — 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 (#367 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools 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 (+2.2%/yr); 173 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).
• At $5,092/mo this rent would consume 104% of the median local household income ($59k/yr) (locally 638% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 100 days — a 9% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $395,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-9,737
• Equity at exit: $64,860

10-year hold

• IRR: 6.7%
• Equity multiple: 1.48×
• Total profit: $58,778
• Equity at exit: $37,611

Cash invested: $121,800 (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 40160

• Home prices YoY: -14.1%
• Rents YoY: 2.2%
• Active inventory: 173
• Price-to-rent: 42.7×

Monthly cashflow live

• Estimated rent: $5,092 medium
• Mortgage (P&I): −$2,281
• Tax est. 1.5%: −$544 /mo · $6,525/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,069
• Net cashflow: $1,016

Break-even live

Break-even rent $3,805

Max offer price $435,000

Occupancy floor 75%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$5,094
Total (6 units)			$5,092

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $435,000 Active 100 DOM
2. 2026-06-18
   days on market $435,000 Active 99 DOM
3. 2026-06-17
   days on market $435,000 Active 98 DOM
4. 2026-06-16
   days on market $435,000 Active 97 DOM
5. 2026-06-15
   days on market $435,000 Active 96 DOM
6. 2026-06-14
   days on market $435,000 Active 94 DOM
7. 2026-06-13
   days on market $435,000 Active 93 DOM
8. 2026-06-10
   days on market $435,000 Active 91 DOM
9. 2026-06-09
   days on market $435,000 Active 90 DOM
10. 2026-06-08
    days on market $435,000 Active 89 DOM
11. 2026-06-07
    days on market $435,000 Active 88 DOM
12. 2026-06-03
    days on market $435,000 Active 84 DOM
13. 2026-06-02
    days on market $435,000 Active 83 DOM
14. 2026-06-01
    days on market $435,000 Active 82 DOM
15. 2026-05-31
    days on market $435,000 Active 81 DOM
16. 2026-05-30
    days on market $435,000 Active 80 DOM
17. 2026-05-05
    price $455,000 920-char remark

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

18. 2026-05-05
    price $455,000

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

19. 2026-04-06
    price $465,000 920-char remark

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

20. 2026-04-06
    price $465,000

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

21. 2026-03-31
    price $475,000 920-char remark

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

22. 2026-03-11
    listed $475,000,000 Active 920-char remark

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

23. 2026-03-11
    listed $475,000 Active

    Show marketing remark (920 chars)

    Attention investors! This 6-unit multifamily property in Radcliff is a fantastic opportunity to add a strong, income-producing asset to your investment portfolio. Five of the six units have been recently remodeled. Offering updated interiors that appeal to today's renters. The building features six 1-bedroom, 1-bathroom units, all Individually metered with tenants responsible for all utilities, including water. Each unit includes central air and the property offers dedicated parking for residents. The landlord currently covers trash and lawn care, keeping management simple. Five of the six units are currently leased, making this a nearly turnkey investment with immediate income potential. Conveniently located near Fort Knox and Elizabethtown, the property benefits from strong rental demand in the area. Don't miss this opportunity to secure a cash-flowing multifamily property in a high-demand rental market.

24. 2024-10-24
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Attention Investors!!! This 6-unit building located in Radcliff is a great addition to your investment portfolio. 4 units have been recently remolded. The building consists of (six) 1-Bedroom, 1-Bath Units, individually metered, tenants pay all utilities (including water), all units have central air & dedicated parking. Landlord pays trash & lawncare.

25. 2024-10-23
    historical $730

    Show marketing remark (363 chars)

    Attention Investors!!! This 6-unit building located in Radcliff is a great addition to your investment portfolio. 4 units have been recently remolded. The building consists of (six) 1-Bedroom, 1-Bath Units, individually metered, tenants pay all utilities (including water), all units have central air & dedicated parking. Landlord pays trash & lawncare.

26. 2024-10-23
    soldstatus $409,000 Closed 363-char remark

    Show marketing remark (363 chars)

    Attention Investors!!! This 6-unit building located in Radcliff is a great addition to your investment portfolio. 4 units have been recently remolded. The building consists of (six) 1-Bedroom, 1-Bath Units, individually metered, tenants pay all utilities (including water), all units have central air & dedicated parking. Landlord pays trash & lawncare.

27. 2024-09-09
    historical Active Under Contract 363-char remark

    Show marketing remark (363 chars)

    Attention Investors!!! This 6-unit building located in Radcliff is a great addition to your investment portfolio. 4 units have been recently remolded. The building consists of (six) 1-Bedroom, 1-Bath Units, individually metered, tenants pay all utilities (including water), all units have central air & dedicated parking. Landlord pays trash & lawncare.

28. 2024-09-03
    listed $409,000 Active 363-char remark

    Show marketing remark (363 chars)

    Attention Investors!!! This 6-unit building located in Radcliff is a great addition to your investment portfolio. 4 units have been recently remolded. The building consists of (six) 1-Bedroom, 1-Bath Units, individually metered, tenants pay all utilities (including water), all units have central air & dedicated parking. Landlord pays trash & lawncare.

29. 2024-08-21
    historical $730
30. 2024-08-20
    listed $730
31. 2024-07-20
    listed $730
32. 2024-05-12
    historical $730
33. 2024-05-01
    listed $730

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $61,104
• − Mortgage interest: −$24,367
• − Property taxes: −$6,525
• − Insurance: −$2,175
• − Repairs & maintenance: −$4,888
• − Management: −$4,888
• − Depreciation: −$12,655
• Taxable income: $5,606
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $10,852/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 — Radcliff

• Score: 61/100
• State rank: #367
• US rank: #17445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radcliff, KY
• County: Hardin County · 77,611 people
• City population: 23,624
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 23,624
• Household income: $58,506
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 638.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 21% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Korean 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: ▼ -44.02%
• Current HPI: 268.1177
• Rent YoY: ▲ 2.20%
• 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

+11.2% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $455,000 HKARMLS
• 2026-05-05 Price Changed $455,000 Metro Search MLS
• 2026-04-06 Price Changed $465,000 HKARMLS
• 2026-04-06 Price Changed $465,000 Metro Search MLS
• 2026-03-31 Price Changed $475,000 HKARMLS
• 2026-03-11 Listed $475,000 Metro Search MLS
• 2026-03-11 Listed $475,000,000 HKARMLS
• 2024-10-24 Pending — Metro Search MLS
• 2024-10-23 Rental Removed $730 APPFOLIO
• 2024-10-23 Sold (MLS) $409,000 Metro Search MLS
• 2024-09-09 Contingent — Metro Search MLS
• 2024-09-03 Listed $409,000 Metro Search MLS
• 2024-08-21 Rental Removed $730 APPFOLIO
• 2024-08-20 Listed for Rent $730 APPFOLIO
• 2024-07-20 Listed for Rent $730 APPFOLIO
• 2024-05-12 Rental Removed $730 APPFOLIO
• 2024-05-01 Listed for Rent $730 APPFOLIO