431 Holsclaw Hill Rd · Brooks, KY 40109

$104,900

2 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.35 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come by and see this solid-built 2 bed / 1 bath home on a spacious lot near town. This property does need some cosmetic TLC but would make a great investment property or allow for a homeowner to put their personal stamp on it. Estate situation, and as such, home is being sold as-is. Conveniently located to Brooks, Louisville, and I-65 access. Call today for your personal tour!

Key facts

• Investment property
• Spacious lot
• I-65 access

Tags

• SPACIOUS LOT
• INVESTMENT PROPERTY
• CONVENIENTLY LOCATED
• I-65 ACCESS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No designated parking
• Utilities: Electricity connected
• Home design: Single-family residence; Traditional style; One story
• Construction: Built in 1950; Vinyl siding; Metal roof; Concrete block foundation
• Exterior features: Partial fencing; Cleared lot

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Two bedrooms, both on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Four total rooms; Living room on the first floor; Kitchen on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 65/100 on livability (#277 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.
• 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.
• Zoned schools: Brooks Elementary School (math 22% / reading 37%, grade F, #393 of 676 statewide, top 63%, 460 students, 77% FRL); Hebron Middle School (math 30% / reading 47%, grade F, #68 of 217 statewide, top 32%, 536 students, 52% FRL); North Bullitt High School (math 30% / reading 28%, grade F, #150 of 254 statewide, top 59%, 1,148 students, 50% FRL) — zoned schools average 60% FRL vs 41% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 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 $725 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,900

Questions for the listing agent

1. Built in 1950 — 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 F-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: 1.06% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $227,106
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Sparks Dr	0.74mi	3/1.0 (+1)	1,107 (-9%)	15mo	$206,000	$186	32

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-703
• Equity at exit: $15,641

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $20,244
• Equity at exit: $9,070

Cash invested: $29,372 (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 40109

• Home prices YoY: -18.5%
• Active inventory: 31
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $257

Break-even live

Break-even rent $789

Max offer price $104,900

Occupancy floor 72%

Sensitivity live

Price	-10% $316	-5% $286	+0% $257	+5% $227	+10% $197
Rent	-10% $169	-5% $213	+0% $257	+5% $301	+10% $345
Rate	-1.0pp $309	-0.5pp $283	base $257	+0.5pp $229	+1.0pp $202

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $104,900 Active 5 DOM
2. 2026-06-18
   status $104,900 Active 2 DOM
3. 2026-05-20
   status Pending
4. 2026-05-18
   listed $104,900 Active
5. 2026-05-18
   historical
6. 2026-05-17
   listed $104,900 Active

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$546/yr (+$45/mo · 153.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,368
• − Mortgage interest: −$5,876
• − Property taxes: −$356
• − Insurance: −$524
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,052
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,738/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 — Brooks

• Score: 65/100
• State rank: #277
• US rank: #13521

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

• Population (ZIP): 2,363

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Italian 4% Iranian 2% Romanian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -59.41%
• Current HPI: 261.2976
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — Metro Search MLS
• 2026-05-18 Listed $104,900 Metro Search MLS
• 2026-05-18 Listing Removed — Metro Search MLS
• 2026-05-17 Listed $104,900 Metro Search MLS

Property tax history

-5.8%/yr

Latest (2025): $356 · -8.9% YoY. Source: county tax records.