1234 W Hebron Ln · Hillview, KY 40165

$110,000

3 bd · 1.0 ba · 1,890 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.48 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

READ AGENT NOTES! MULTIPLE OFFERS RECEIVED! Warning/Waiver MUST be signed & emailed back to the listing agent PRIOR to entering the property (you'll then be given a code to the lockbox). Portions of property are not viable & cannot be entered due to lack of flooring & instability. Enter the other portions at own risk. Main house appears to be viable. 4-car att Garage. Property is sold in as is/where is condition, with all faults and is being sold to settle an estate. Seller will make no repairs. Seller has never lived in the home. Location is excellent off W Hebron Lane in close proximity to the hospital and many businesses incl warehouses & distribution facilities. Long deep lot. Note that some of the information is ''guestimates'' from the Administrator of the Estat

Key facts

• 0.48 acre lot
• 4 garage spots
• Built 1900

Property features AI

Finance

• Other: Building area reported as 1,949 above-grade living area
• HOA & community: No association fee; no monthly maintenance

Exterior

• Parking: Attached garage with entry on the side (4 garage spaces); See remarks for additional parking details
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; One-story; Architectural style: Other
• Construction: Built in 1900; Vinyl siding, wood frame, and stone construction; Shingle roof; Concrete block foundation
• Exterior features: Partial fencing; Level lot; Lot dimensions approximately 70 x 300

Interior

• Kitchen: Kitchen on the first floor; Formal dining room on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning unit(s)
• Interior features: Two fireplaces; Seven total rooms; First-floor primary bedroom
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 13.8% vs local median 3.8% in Hillview — 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 66/100 on livability (#235 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D-, amenities F, commute F.
• Bullitt County (suburban): math 29% / reading 41% proficiency, ranked #55 of 165 in KY (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; solid renter incomes; 380 units permitted in Bullitt County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bullitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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.
5. 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.
6. 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: 1.67% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.71%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $349,650
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1234 W Hebron Ln	0.00mi	3/1.0	1,949 (+3%)	1mo	$90,000	$46	94
1102 W Hebron Ln	0.07mi	2/2.0 (-1)	1,646 (-13%)	11mo	$225,000	$137	57
166 Doris Way	0.27mi	3/2.0	1,730 (-8%)	23mo	$318,000	$184	50
4813 Fox Chase Dr	0.59mi	3/2.0	2,000 (+6%)	11mo	$370,000	$185	50
4815 Running Fox Dr	0.51mi	3/2.0	2,069 (+10%)	15mo	$422,000	$204	44
4807 Sussex Dr	0.55mi	3/2.0	2,136 (+13%)	6mo	$314,495	$147	44
299 N Myers Rd	0.36mi	3/2.0	1,707 (-10%)	24mo	$368,000	$216	43
503 N Myers Rd	0.38mi	3/2.0	1,706 (-10%)	24mo	$342,900	$201	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 1.84×
• Total profit: $25,868
• Equity at exit: $16,401

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $78,877
• Equity at exit: $9,511

Cash invested: $30,800 (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 40165

• Home prices YoY: -26.9%
• Active inventory: 270
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,740/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $686

Break-even live

Break-even rent $972

Max offer price $110,000

Occupancy floor 58%

Sensitivity live

Price	-10% $748	-5% $717	+0% $686	+5% $654	+10% $623
Rent	-10% $540	-5% $613	+0% $686	+5% $758	+10% $831
Rate	-1.0pp $741	-0.5pp $713	base $686	+0.5pp $657	+1.0pp $628

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $110,000 Active
3. 2024-06-05
   soldstatus $45,000 Closed 803-char remark

   Show marketing remark (803 chars)

   READ AGENT NOTES! MULTIPLE OFFERS RECEIVED! Warning/Waiver MUST be signed & emailed back to the listing agent PRIOR to entering the property (you'll then be given a code to the lockbox). Portions of property are not viable & cannot be entered due to lack of flooring & instability. Enter the other portions at own risk. Main house appears to be viable. 4-car att Garage. Property is sold in as is/where is condition, with all faults and is being sold to settle an estate. Seller will make no repairs. Seller has never lived in the home. Location is excellent off W Hebron Lane in close proximity to the hospital and many businesses incl warehouses & distribution facilities. Long deep lot. Note that some of the information is ''guestimates'' from the Administrator of the Estat

4. 2024-04-22
   status Pending 803-char remark

   Show marketing remark (803 chars)

   READ AGENT NOTES! MULTIPLE OFFERS RECEIVED! Warning/Waiver MUST be signed & emailed back to the listing agent PRIOR to entering the property (you'll then be given a code to the lockbox). Portions of property are not viable & cannot be entered due to lack of flooring & instability. Enter the other portions at own risk. Main house appears to be viable. 4-car att Garage. Property is sold in as is/where is condition, with all faults and is being sold to settle an estate. Seller will make no repairs. Seller has never lived in the home. Location is excellent off W Hebron Lane in close proximity to the hospital and many businesses incl warehouses & distribution facilities. Long deep lot. Note that some of the information is ''guestimates'' from the Administrator of the Estat

5. 2024-04-19
   listed $45,000 Active 803-char remark

   Show marketing remark (803 chars)

   READ AGENT NOTES! MULTIPLE OFFERS RECEIVED! Warning/Waiver MUST be signed & emailed back to the listing agent PRIOR to entering the property (you'll then be given a code to the lockbox). Portions of property are not viable & cannot be entered due to lack of flooring & instability. Enter the other portions at own risk. Main house appears to be viable. 4-car att Garage. Property is sold in as is/where is condition, with all faults and is being sold to settle an estate. Seller will make no repairs. Seller has never lived in the home. Location is excellent off W Hebron Lane in close proximity to the hospital and many businesses incl warehouses & distribution facilities. Long deep lot. Note that some of the information is ''guestimates'' from the Administrator of the Estat

6. 2001-09-01
   soldstatus $60,000

ⓘ 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: $1,740 · $145/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,073
• − Mortgage interest: −$6,162
• − Property taxes: −$1,740
• − Insurance: −$550
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$3,200
• Taxable income: $6,890
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $6,572/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: Bullitt County
• NCES district ID: 2100750
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 41% ▼ -14.00%
• Median HH income: $55,009
• Composite: 30.78/100
• National rank: #6151
• State rank: #55 of 165 in KY

Livability — Hillview

• Score: 66/100
• State rank: #235
• US rank: #11507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bullitt County · 62,065 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 38,403
• Household income: $79,540
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 800.0

Population outlook (Bullitt County) Hauer SSP2

• Today (2025): 89,555 people
• By 2030: 94,389 · +5.4%
• By 2040: 102,759 · +14.7%
• By 2050: 108,955 · +21.7%
• By 2075: 121,898 · +36.1%
• By 2100: 126,383 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bullitt

• 2024 margin: Solid R (+51.0) · D 23.8% · R 74.8% · Other 1.4%
• 2008→2024 swing: -18.7pp toward R · 2008: -32.3pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+48.0 2016: R+49.8 2012: R+35.7 2008: R+32.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.91%
• Current HPI: 247.1595
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-IN
• 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

+83.3% since first listed

6 events — show timeline

• 2026-05-12 Pending — Metro Search MLS
• 2026-05-08 Listed $110,000 Metro Search MLS
• 2024-06-05 Sold (MLS) $45,000 Metro Search MLS
• 2024-04-22 Pending — Metro Search MLS
• 2024-04-19 Listed $45,000 Metro Search MLS
• 2001-09-01 Sold (Public Records) $60,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,740 · -0.9% YoY. Source: county tax records.