426 Wagon Wheel Trl · Radcliff, KY 40160

$350,000

8 bd · 6.0 ba · — sqft · MultiFamily · 275 Days on market

Built 1986 1.00 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Investment Property For Sale - 4-Plex Apartment Building for sale. Each unit has 2 bedrooms, 1.5 baths, a full kitchen, living room, laundry room, back deck, fenced yard, new dbl pane windows, pantry, microwave, refrigerator, c. entral air and heat

Key facts

• Full kitchen
• Fenced yard
• Laundry room

Tags

• FULL KITCHEN
• LIVING ROOM
• LAUNDRY ROOM
• BACK DECK
• FENCED YARD
• NEW DBL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive. Per door: $121/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: amenities F, commute F, employment 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.
• Zoned schools: New Highland Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 501 students, 62% FRL); Bluegrass Middle School (math 22% / reading 40%, grade F, #138 of 217 statewide, top 65%, 578 students, 52% FRL); John Hardin High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 790 students, 52% FRL).
• Market conditions: Rents rising (+2.2%/yr); 176 active listings in the ZIP; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).
• At $3,674/mo this rent would consume 75% 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 $2k of loan paydown is wiped out by about $10k 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 275 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2841 Frontier Ct	0.06mi	8/4.0	3,680	8mo	$390,000	$106	70

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 · 2.2% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-28,787
• Equity at exit: $52,186

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,979
• Equity at exit: $30,262

Cash invested: $98,000 (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: 176
• Price-to-rent: 31.8×

Monthly cashflow live

• Estimated rent: $3,674 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $484

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 82%

Sensitivity live

Price	-10% $726	-5% $605	+0% $484	+5% $363	+10% $242
Rent	-10% $193	-5% $339	+0% $484	+5% $629	+10% $774
Rate	-1.0pp $660	-0.5pp $573	base $484	+0.5pp $393	+1.0pp $301

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

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$3,676
Total (4 units)			$3,674

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $350,000 Active 275 DOM
2. 2026-06-19
   days on market $350,000 Active 273 DOM
3. 2026-06-18
   days on market $350,000 Active 272 DOM
4. 2026-06-17
   days on market $350,000 Active 271 DOM
5. 2026-06-16
   days on market $350,000 Active 270 DOM
6. 2026-06-15
   days on market $350,000 Active 269 DOM
7. 2026-06-14
   days on market $350,000 Active 267 DOM
8. 2026-06-13
   days on market $350,000 Active 266 DOM
9. 2026-06-10
   days on market $350,000 Active 264 DOM
10. 2026-06-09
    days on market $350,000 Active 263 DOM
11. 2026-06-08
    days on market $350,000 Active 262 DOM
12. 2026-06-07
    days on market $350,000 Active 261 DOM
13. 2026-06-03
    days on market $350,000 Active 257 DOM
14. 2026-06-02
    days on market $350,000 Active 256 DOM
15. 2026-06-01
    days on market $350,000 Active 255 DOM
16. 2026-05-31
    days on market $350,000 Active 254 DOM
17. 2026-05-30
    days on market $350,000 Active 253 DOM
18. 2025-09-19
    listed $350,000 Active

ⓘ 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: $44,088
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$10,182
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $5,745/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

1 event — show timeline

• 2025-09-19 Listed $350,000 ForSaleByOwner.com