690 Sunset Dr · Vine Grove, KY 40175

$253,500

4 bd · 2.0 ba · 1,944 sqft · Other · 32 Days on market

Built 1998 1.05 ac lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

Key facts

• Versatile bonus area
• Spacious kitchen
• Back deck

Tags

• OVER 1 ACRE OF LAND
• SPACIOUS KITCHEN
• VERSATILE BONUS AREA
• BACK DECK

Property features AI

Finance

• Other: Property classified as residential; Lot is approximately 1.05 acres; Total building area reported as 1,944 (above-grade living area 1,944)
• HOA & community: No association fee

Exterior

• Parking: Driveway with front and rear entries
• Utilities: Electricity connected
• Home design: Single-story residential home (1 story); Built in 1998; Other architectural style
• Construction: Vinyl siding and stone exterior; Shingle roof; Concrete block foundation
• Exterior features: No additional exterior features listed

Interior

• Kitchen: Kitchen on the first floor; Dining area adjacent to the kitchen
• Bedrooms: 4 bedrooms total, all on the first floor; Primary bedroom on the first floor with primary bathroom
• Bathrooms: 2 full bathrooms, both located on the first floor (including primary bathroom)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 8 total rooms; Living room; Dining room; No basement
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $254k.

Deal economics

• At list price, monthly cash flow is $4 ($47/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 $208k (17.9% below list).
• Recommended offer: $208k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Vine Grove — 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 (#124 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.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 124 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $220k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $208,194 (17.9% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-40,864
• Equity at exit: $37,798

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-35,409
• Equity at exit: $21,918

Cash invested: $70,980 (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 40175

• Home prices YoY: -6.3%
• Active inventory: 155
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,082 medium
• Mortgage (P&I): −$1,329
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $4

Break-even live

Break-even rent $2,077

Max offer price $253,500

Occupancy floor 95%

Sensitivity live

Price	-10% $147	-5% $76	+0% $4	+5% $-68	+10% $-140
Rent	-10% $-161	-5% $-78	+0% $4	+5% $86	+10% $168
Rate	-1.0pp $132	-0.5pp $68	base $4	+0.5pp $-62	+1.0pp $-129

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: $63,375
• Closing costs: $7,605
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $253,500 Active 32 DOM
2. 2026-06-18
   days on market $253,500 Active 30 DOM
3. 2026-06-17
   days on market $253,500 Active 29 DOM
4. 2026-06-16
   days on market $253,500 Active 28 DOM
5. 2026-06-15
   days on market $253,500 Active 27 DOM
6. 2026-06-13
   days on market $253,500 Active 25 DOM
7. 2026-06-12
   days on market $253,500 Active 24 DOM
8. 2026-06-09
   days on market $253,500 Active 21 DOM
9. 2026-06-09
   price $253,500 Active 20 DOM
10. 2026-06-08
    days on market $255,000 Active 20 DOM
11. 2026-06-07
    days on market $255,000 Active 19 DOM
12. 2026-06-07
    days on market $255,000 Active 18 DOM
13. 2026-06-04
    days on market $255,000 Active 15 DOM
14. 2026-06-02
    days on market $255,000 Active 14 DOM
15. 2026-06-01
    days on market $255,000 Active 13 DOM
16. 2026-05-31
    days on market $255,000 Active 12 DOM
17. 2026-05-31
    days on market $255,000 Active 11 DOM
18. 2026-05-19
    listed $260,000 Active
19. 2024-08-20
    soldstatus $219,900
20. 2024-08-16
    soldstatus $219,900 Closed 268-char remark

    Show marketing remark (268 chars)

    Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

21. 2024-08-16
    soldstatus $219,900 Closed 268-char remark

    Show marketing remark (268 chars)

    Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

22. 2024-07-10
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

23. 2024-07-08
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

24. 2024-07-01
    listed $219,900 Active 268-char remark

    Show marketing remark (268 chars)

    Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

25. 2024-07-01
    listed $219,900 Active 268-char remark

    Show marketing remark (268 chars)

    Come tour this COMPLETELY remodeled 4 bedroom 2 bathroom house sitting on over an acre with JUST UNDER 2000 square foot! This home has been redone from top to bottom featuring; new flooring, new paint, new appliances and so much more! Call to schedule your tour today!

26. 2024-03-04
    soldstatus $74,900
27. 2024-02-23
    soldstatus $125,000 Closed
28. 2024-01-27
    status Pending
29. 2024-01-24
    price $149,000
30. 2024-01-18
    price $159,000
31. 2024-01-11
    price $159,500
32. 2024-01-04
    price $160,000
33. 2023-12-28
    price $164,000
34. 2023-12-07
    price $169,000
35. 2023-11-28
    price $170,000
36. 2023-11-22
    price $179,000
37. 2023-11-16
    listed $179,400 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: $2,469 · $206/mo
• Projected year-2 tax: $2,469 · $206/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,983
• − Mortgage interest: −$14,200
• − Property taxes: −$2,469
• − Insurance: −$1,268
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$7,375
• Taxable loss: −$4,325
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,085/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Vine Grove

• Score: 72/100
• State rank: #124
• US rank: #5837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,283

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 7% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.55%
• Current HPI: 246.3715
• 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

+44.9% since first listed

20 events — show timeline

• 2026-05-19 Listed $260,000 Metro Search MLS
• 2024-08-20 Sold (Public Records) $219,900 Public Records
• 2024-08-16 Sold (MLS) $219,900 HKARMLS
• 2024-08-16 Sold (MLS) $219,900 Metro Search MLS
• 2024-07-10 Pending — Metro Search MLS
• 2024-07-08 Pending — HKARMLS
• 2024-07-01 Listed $219,900 HKARMLS
• 2024-07-01 Listed $219,900 Metro Search MLS
• 2024-03-04 Sold (Public Records) $74,900 Public Records
• 2024-02-23 Sold (MLS) $125,000 Metro Search MLS
• 2024-01-27 Pending — Metro Search MLS
• 2024-01-24 Price Changed $149,000 Metro Search MLS
• 2024-01-18 Price Changed $159,000 Metro Search MLS
• 2024-01-11 Price Changed $159,500 Metro Search MLS
• 2024-01-04 Price Changed $160,000 Metro Search MLS
• 2023-12-28 Price Changed $164,000 Metro Search MLS
• 2023-12-07 Price Changed $169,000 Metro Search MLS
• 2023-11-28 Price Changed $170,000 Metro Search MLS
• 2023-11-22 Price Changed $179,000 Metro Search MLS
• 2023-11-16 Listed $179,400 Metro Search MLS

Property tax history

+10.5%/yr

Latest (2025): $2,469 · +132.7% YoY. Source: county tax records.