2422 E Highway 86 · Irvington, KY 40146

$169,900

3 bd · 2.0 ba · 1,680 sqft · Other · 32 Days on market

Built 1986 1.33 ac lot ↓ 46% since listing

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Located at 2422 East Highway 86 in Irvington, this 3-bedroom, 2-bath home offers 1,680 sqft of living space on 1.33 acres. A neighboring home on 5 acres is also available, offering a unique opportunity for buyers who may want additional land or a second nearby property. The setting feels open and private, with plenty of surrounding land and beautiful country views. Inside, the home has a simple, functional layout with a front inside porch that adds extra usable space. The acreage provides room for outdoor use, gardening, storage, or future ideas. Conveniently located near Hardinsburg and within driving distance of Fort Knox, this property offers space, views, and a quiet country setting with nearby towns still within reach.

Key facts

• Room for outdoor use
• 1.33 acre lot
• Parking

Tags

• OPEN AND PRIVATE SETTING
• BEAUTIFUL COUNTRY VIEWS
• ROOM FOR OUTDOOR USE
• QUIET COUNTRY SETTING

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single family residence; Traditional style; One story
• Construction: Built in 1986; Metal roof
• Exterior features: Property is cleared; Barn(s) on the property; 1.33-acre lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms total; Primary bedroom on the first floor; All bedrooms located on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Total of 6 rooms; Living room on the first floor; Dining room on the first floor; No basement
• Laundry & utility: Laundry room on the first floor; First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $-36 ($-430/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.8% below list).
• Recommended offer: $123k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Irvington — 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 63/100 on livability (#332 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Breckinridge County (rural): math 31% / reading 43% proficiency, ranked #51 of 165 in KY (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Custer Elementary School (math 27% / reading 42%, grade F, #301 of 676 statewide, top 48%, 169 students, 48% FRL); Breckinridge County Middle School (math 35% / reading 50%, grade D-, #47 of 217 statewide, top 22%, 553 students, 35% FRL); Breckinridge County High School (math 22% / reading 29%, grade F, #178 of 254 statewide, top 70%, 925 students, 30% FRL) — zoned schools average 38% FRL vs 56% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 26 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $142k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $122,695 (27.8% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.32×
• Total profit: $15,230
• Equity at exit: $73,344

10-year hold

• IRR: 8.8%
• Equity multiple: 2.28×
• Total profit: $60,938
• Equity at exit: $110,716

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 40146

• Home prices YoY: 1.1%
• Active inventory: 26
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-36

Break-even live

Break-even rent $1,272

Max offer price $163,563

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $12	+0% $-36	+5% $-84	+10% $-132
Rent	-10% $-133	-5% $-84	+0% $-36	+5% $13	+10% $61
Rate	-1.0pp $50	-0.5pp $7	base $-36	+0.5pp $-80	+1.0pp $-125

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 25 events

1. 2026-06-21
   days on market $169,900 Active 32 DOM
2. 2026-06-21
   days on market $169,900 Active 31 DOM
3. 2026-06-18
   days on market $169,900 Active 29 DOM
4. 2026-06-17
   days on market $169,900 Active 28 DOM
5. 2026-06-16
   days on market $169,900 Active 27 DOM
6. 2026-06-15
   days on market $169,900 Active 26 DOM
7. 2026-06-13
   days on market $169,900 Active 24 DOM
8. 2026-06-12
   days on market $169,900 Active 23 DOM
9. 2026-06-09
   days on market $169,900 Active 20 DOM
10. 2026-06-08
    days on market $169,900 Active 19 DOM
11. 2026-06-07
    days on market $169,900 Active 18 DOM
12. 2026-06-07
    days on market $169,900 Active 17 DOM
13. 2026-06-04
    days on market $169,900 Active 14 DOM
14. 2026-06-03
    price $169,900 Active 13 DOM
15. 2026-06-02
    days on market $174,900 Active 13 DOM
16. 2026-06-01
    days on market $174,900 Active 12 DOM
17. 2026-05-31
    days on market $174,900 Active 11 DOM
18. 2026-05-31
    days on market $174,900 Active 10 DOM
19. 2026-05-20
    listed $174,900 Active 733-char remark

    Show marketing remark (733 chars)

    Located at 2422 East Highway 86 in Irvington, this 3-bedroom, 2-bath home offers 1,680 sqft of living space on 1.33 acres. A neighboring home on 5 acres is also available, offering a unique opportunity for buyers who may want additional land or a second nearby property. The setting feels open and private, with plenty of surrounding land and beautiful country views. Inside, the home has a simple, functional layout with a front inside porch that adds extra usable space. The acreage provides room for outdoor use, gardening, storage, or future ideas. Conveniently located near Hardinsburg and within driving distance of Fort Knox, this property offers space, views, and a quiet country setting with nearby towns still within reach.

20. 2026-05-20
    listed $174,900 Active

    Show marketing remark (733 chars)

    Located at 2422 East Highway 86 in Irvington, this 3-bedroom, 2-bath home offers 1,680 sqft of living space on 1.33 acres. A neighboring home on 5 acres is also available, offering a unique opportunity for buyers who may want additional land or a second nearby property. The setting feels open and private, with plenty of surrounding land and beautiful country views. Inside, the home has a simple, functional layout with a front inside porch that adds extra usable space. The acreage provides room for outdoor use, gardening, storage, or future ideas. Conveniently located near Hardinsburg and within driving distance of Fort Knox, this property offers space, views, and a quiet country setting with nearby towns still within reach.

21. 2025-06-03
    soldstatus $142,500
22. 2025-04-04
    soldstatus $70,000
23. 2023-08-07
    soldstatus $79,200
24. 2007-12-06
    soldstatus $315,000 423-char remark

    Show marketing remark (423 chars)

    99 ACRE FARM - 3 BEDROOMS, 2 BATH HOME. OVERSIZED GREAT ROOM, FORMAL DINING & EAT-IN KITCHEN WITH A FULL COMPLIMENT OF APPLIANCES. ENJOY THE VIEW FROM EITHER OF THE COVERED PORCHES. THIS ENCREDIBLE PIECE OF LAND HAS ENDLESS POTENTIAL. OUTBUILDINGS CONSIST OF A BARN AND A GRAIN SHED/WORKSHOP; 2 PONDS; A STREAM; PASTURE OR TILLABLE LAND WITH SOME TIMBER. 2006 SOLD PROPERTY COMPS FROM NEIGHBORING PROPERTY UPON REQUEST.

25. 2006-07-31
    listed $325,000 423-char remark

    Show marketing remark (423 chars)

    99 ACRE FARM - 3 BEDROOMS, 2 BATH HOME. OVERSIZED GREAT ROOM, FORMAL DINING & EAT-IN KITCHEN WITH A FULL COMPLIMENT OF APPLIANCES. ENJOY THE VIEW FROM EITHER OF THE COVERED PORCHES. THIS ENCREDIBLE PIECE OF LAND HAS ENDLESS POTENTIAL. OUTBUILDINGS CONSIST OF A BARN AND A GRAIN SHED/WORKSHOP; 2 PONDS; A STREAM; PASTURE OR TILLABLE LAND WITH SOME TIMBER. 2006 SOLD PROPERTY COMPS FROM NEIGHBORING PROPERTY UPON REQUEST.

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$940/yr (+$78/mo · 180.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,723
• − Mortgage interest: −$9,517
• − Property taxes: −$521
• − Insurance: −$850
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,943
• Taxable loss: −$3,462
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $400/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: Breckinridge County
• NCES district ID: 2100720
• Math proficiency: 31% ▼ -23.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $42,042
• Composite: 31.2/100
• National rank: #6041
• State rank: #51 of 165 in KY

Livability — Irvington

• Score: 63/100
• State rank: #332
• US rank: #15797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,297

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3%
• Common ancestry: English 2% Scottish 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 2%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.68%
• Current HPI: 238.5106
• 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

-46.2% since first listed

7 events — show timeline

• 2026-05-20 Listed $174,900 Metro Search MLS
• 2026-05-20 Listed $174,900 HKARMLS
• 2025-06-03 Sold (Public Records) $142,500 Public Records
• 2025-04-04 Sold (Public Records) $70,000 Public Records
• 2023-08-07 Sold (Public Records) $79,200 Public Records
• 2007-12-06 Sold (MLS) $315,000 Metro Search MLS
• 2006-07-31 Listed $325,000 Metro Search MLS

Property tax history

+6.2%/yr

Latest (2025): $521 · +4.9% YoY. Source: county tax records.