2671 Bardstown Rd · Elizabethtown, KY 42701

$195,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 103 Days on market

Built 1947 0.41 ac lot Est $259k · 25% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just off Interstate 65 on the edge of Elizabethtown, this cape cod style home offers a unique blend of residential comfort and investment potential. The home features 3 bedrooms, 1 full bath, an eat-in kitchen, living room, and extra space, also has an unfinished basement. The large backyard provides great outdoor space, and the property has been used as a rental, making it a solid opportunity for investors. The property is currently tenant occupied on a month to month lease and will transfer with landlord possession to the new owner, allowing the buyer to continue using it as an income-producing property or explore other possibilities. Located in a commercially zoned area, the prop

Key facts

• Cape cod style home
• Unfinished basement
• Large backyard

Tags

• CAPE COD STYLE HOME
• EAT-IN KITCHEN
• UNFINISHED BASEMENT
• LARGE BACKYARD
• COMMERCIALLY ZONED AREA
• HIGH VISIBILITY

Property features AI

Exterior

• Utilities: Septic tank (sewer)
• Home design: Farm property; 2 stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Covered porch

Interior

• Kitchen: Range, Oven, Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air; Window unit(s); Ceiling fan(s)
• Interior features: Range, Oven, Refrigerator, Gas water heater; Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$259,376) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $81 ($967/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 $163k (16.2% below list).
• Recommended offer: $163k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Elizabethtown — 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 72/100 on livability (#131 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, amenities F, commute 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: Lincoln Trail Elementary School (math 57% / reading 56%, grade C+, #57 of 676 statewide, top 9%, 564 students, 32% FRL); East Hardin Middle School (math 33% / reading 56%, grade D, #36 of 217 statewide, top 18%, 780 students, 30% FRL); Central Hardin High School (math 36% / reading 51%, grade F, #28 of 254 statewide, top 11%, 1,914 students, 37% FRL).
• Market conditions: Rents rising (+3.3%/yr); 548 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 946 units permitted in Hardin County in 2024 (464 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 103 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,326 (16.2% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $259,376
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2681 Bardstown Rd	0.01mi	2/1.0 (-1)	1,164 (-7%)	12mo	$150,000	$129	74
137 Mccormack Ave	0.25mi	3/2.0	1,080 (-13%)	2mo	$224,900	$208	60
109 Tunnel Hill Rd	0.47mi	3/2.0	1,296 (+4%)	21mo	$155,900	$120	50
66 Milton Ave	0.69mi	3/2.0	1,248 (+0%)	20mo	$266,000	$213	47
193 Tunnel Hill Rd	0.55mi	3/1.0	1,159 (-7%)	21mo	$200,000	$173	45
85 Lillian Ave	0.71mi	3/1.5	1,204 (-3%)	20mo	$271,500	$225	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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-26,001
• Equity at exit: $29,075

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-14,101
• Equity at exit: $16,860

Cash invested: $54,600 (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 42701

• Home prices YoY: -29.8%
• Rents YoY: 3.3%
• Active inventory: 548
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $81

Break-even live

Break-even rent $1,531

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $136	+0% $81	+5% $25	+10% $-30
Rent	-10% $-48	-5% $16	+0% $81	+5% $145	+10% $210
Rate	-1.0pp $179	-0.5pp $130	base $81	+0.5pp $30	+1.0pp $-21

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Silver Creek Ct Elizabethtown, KY	2.0	2.0	890	$1,150	$1.29	25d	1	0.79mi
206 Cole Gray Blvd Elizabethtown, KY	2.0–3.0	1.5–2.5	1730	$2,099	$1.21	5d	1	1.24mi

Listing history 18 events

1. 2026-06-22
   days on market $195,000 Active 103 DOM
2. 2026-06-19
   days on market $195,000 Active 101 DOM
3. 2026-06-18
   days on market $195,000 Active 100 DOM
4. 2026-06-17
   days on market $195,000 Active 99 DOM
5. 2026-06-16
   days on market $195,000 Active 98 DOM
6. 2026-06-15
   days on market $195,000 Active 97 DOM
7. 2026-06-14
   days on market $195,000 Active 95 DOM
8. 2026-06-13
   days on market $195,000 Active 94 DOM
9. 2026-06-10
   days on market $195,000 Active 92 DOM
10. 2026-06-09
    days on market $195,000 Active 91 DOM
11. 2026-06-08
    days on market $195,000 Active 90 DOM
12. 2026-06-07
    days on market $195,000 Active 89 DOM
13. 2026-06-03
    days on market $195,000 Active 85 DOM
14. 2026-06-02
    days on market $195,000 Active 84 DOM
15. 2026-06-01
    days on market $195,000 Active 83 DOM
16. 2026-05-31
    days on market $195,000 Active 82 DOM
17. 2026-05-30
    days on market $195,000 Active 81 DOM
18. 2026-03-10
    listed $195,000 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: $1,271 · $106/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$406/yr (+$34/mo · 32.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,599
• − Mortgage interest: −$10,923
• − Property taxes: −$1,271
• − Insurance: −$975
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,673
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,537/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 — Elizabethtown

• Score: 72/100
• State rank: #131
• US rank: #6198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hardin County · 77,611 people
• City population: 53,987
• Metro: Elizabethtown-Fort Knox, KY
• Population (ZIP): 53,987
• Household income: $69,619
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1663.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Indo-European 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: ▼ -96.94%
• Current HPI: 228.7091
• Rent YoY: ▲ 3.32%
• 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

• 2026-03-10 Listed $195,000 HKARMLS

Property tax history

+7.3%/yr

Latest (2025): $1,271 · +56.2% YoY. Source: county tax records.