3496 Murray Hwy · Hardin, KY 42048

$87,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 58 Days on market

Built 1960 2.02 ac lot $122/sqft · 18% above area Est $117k · 25% under ↓ 9% since listing

---

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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from Kentucky Lake, this charming home offers a warm, cottage-style feel the moment you step inside. The heated and cooled four-seasons room is filled with natural light—perfect for morning coffee, relaxing, or showcasing indoor plants. The living room features a natural gas fireplace for cozy heat and a window unit for cooling. The kitchen provides abundant cabinetry, pantry storage, and generous counter space, with microwave and refrigerator included. Two bedrooms are thoughtfully positioned with a spacious laundry room in between, complete with double closets and extra hanging space—ideal for a walk-in closet setup. The bathroom includes a handicap-accessible wal

Key facts

• Four-seasons room
• Covered patio
• Storm shelter

Tags

• FOUR-SEASONS ROOM
• NATURAL GAS FIREPLACE
• ABUNDANT CABINETRY
• COVERED PATIO
• STORM SHELTER
• GENERATOR

Property features AI

Exterior

• Parking: Detached, paved carport (2 spaces)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 1 story
• Construction: Frame construction with vinyl siding; Shingle and rubber roof; Slab foundation; Built on a 2.02-acre lot
• Exterior features: Covered, screened patio; Outbuilding; Accessible entrance; Level, wooded lot with rolling slope

Interior

• Kitchen: Microwave; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Eat-in kitchen; Pantry; Living room fireplace
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $43 ($518/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 $82k (6.3% below list).
• Recommended offer: $82k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#476 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Marshall County (rural): math 29% / reading 38% proficiency, ranked #73 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Marshall Elementary School (math 27% / reading 27%, grade F, #434 of 676 statewide, top 69%, 289 students, 64% FRL); South Marshall Middle (math 21% / reading 39%, grade F, #146 of 217 statewide, top 69%, 462 students, 55% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,007 (6.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $116,580
• List price: $87,500
• Delta: -24.94%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-11,417
• Equity at exit: $13,047

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-6,352
• Equity at exit: $7,565

Cash invested: $24,500 (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 42048

• Home prices YoY: -30.6%
• Active inventory: 27
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $43

Break-even live

Break-even rent $765

Max offer price $87,500

Occupancy floor 90%

Sensitivity live

Price	-10% $104	-5% $73	+0% $43	+5% $13	+10% $-17
Rent	-10% $-22	-5% $11	+0% $43	+5% $76	+10% $108
Rate	-1.0pp $87	-0.5pp $65	base $43	+0.5pp $20	+1.0pp $-3

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   statusdays on market $87,500 Pending 58 DOM
2. 2026-06-18
   days on market $87,500 Active 57 DOM
3. 2026-06-17
   days on market $87,500 Active 56 DOM
4. 2026-06-16
   days on market $87,500 Active 55 DOM
5. 2026-06-15
   days on market $87,500 Active 54 DOM
6. 2026-06-14
   days on market $87,500 Active 52 DOM
7. 2026-06-12
   days on market $87,500 Active 51 DOM
8. 2026-06-09
   days on market $87,500 Active 48 DOM
9. 2026-06-08
   days on market $87,500 Active 47 DOM
10. 2026-06-07
    days on market $87,500 Active 46 DOM
11. 2026-06-03
    days on market $87,500 Active 42 DOM
12. 2026-06-02
    days on market $87,500 Active 41 DOM
13. 2026-06-01
    days on market $87,500 Active 40 DOM
14. 2026-05-31
    days on market $87,500 Active 39 DOM
15. 2026-05-30
    days on market $87,500 Active 38 DOM
16. 2026-05-15
    price $92,500 1011-char remark
17. 2026-04-22
    listed $96,250 Active 1011-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,841
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,545
• Taxable loss: −$931
• Est. tax savings @ 24.0%: +$223
• After-tax cash flow: $741/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: Marshall County
• NCES district ID: 2103810
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $45,324
• Composite: 28.62/100
• National rank: #6710
• State rank: #73 of 165 in KY

Livability — Hardin

• Score: 54/100
• State rank: #476
• US rank: #23849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,838

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,647 people
• By 2030: 30,276 · -1.2%
• By 2040: 29,232 · -4.6%
• By 2050: 27,940 · -8.8%
• By 2075: 25,289 · -17.5%
• By 2100: 21,188 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 4% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -32.0pp toward R · 2008: -24.7pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.4 2016: R+51.9 2012: R+34.2 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.61%
• Current HPI: 121.572
• 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

-9.1% since first listed

4 events — show timeline

• 2026-06-19 Pending — WKRMLS
• 2026-05-26 Price Changed $87,500 WKRMLS
• 2026-05-15 Price Changed $92,500 WKRMLS
• 2026-04-22 Listed $96,250 WKRMLS

Property tax history

-1.0%/yr

Latest (2022): $49 · -1.2% YoY. Source: county tax records.