65 Burgundy Ln · Ekron, KY 40117

$204,900

3 bd · 2.0 ba · 1,404 sqft · Other · 3 Days on market

Built 2003

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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 +14.6/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home located in the heart of Ekron, KY! This property offers a great location with convenient access to nearby amenities while still providing a peaceful setting. Inside, you’ll find a cozy wood fireplace, spacious walk-in closets, and a functional layout perfect for everyday living. Step outside to enjoy the covered rear deck overlooking a large backyard—ideal for relaxing or entertaining. Additional building remains on the property provide extra potential for storage or future use. Qualifies for FHA & VA financing. Don't miss out on your chance to own this beautiful home!

Key facts

• Large backyard
• Cozy wood fireplace
• Covered rear deck

Tags

• COZY WOOD FIREPLACE
• SPACIOUS WALK-IN CLOSETS
• COVERED REAR DECK
• LARGE BACKYARD
• ADDITIONAL BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $51 ($606/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 $167k (18.5% below list).
• Recommended offer: $167k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#291 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: 16 active listings in the ZIP; 124 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (5.3% local appreciation)).
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $160k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,946 (18.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.93×
• Total profit: $53,474
• Equity at exit: $119,407

10-year hold

• IRR: 15.0%
• Equity multiple: 3.74×
• Total profit: $157,381
• Equity at exit: $208,856

Cash invested: $57,372 (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 40117

• Home prices YoY: 2.3%
• Active inventory: 16
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,669 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $51

Break-even live

Break-even rent $1,606

Max offer price $204,900

Occupancy floor 92%

Sensitivity live

Price	-10% $167	-5% $109	+0% $51	+5% $-7	+10% $-65
Rent	-10% $-81	-5% $-15	+0% $51	+5% $116	+10% $182
Rate	-1.0pp $154	-0.5pp $103	base $51	+0.5pp $-3	+1.0pp $-57

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-24
   status Pending 629-char remark

   Show marketing remark (629 chars)

   Charming 3 bedroom, 2 bathroom home located in the heart of Ekron, KY! This property offers a great location with convenient access to nearby amenities while still providing a peaceful setting. Inside, you’ll find a cozy wood fireplace, spacious walk-in closets, and a functional layout perfect for everyday living. Step outside to enjoy the covered rear deck overlooking a large backyard—ideal for relaxing or entertaining. Additional building remains on the property provide extra potential for storage or future use. Qualifies for FHA & VA financing. Don't miss out on your chance to own this beautiful home!

2. 2026-04-24
   status Pending

   Show marketing remark (629 chars)

   Charming 3 bedroom, 2 bathroom home located in the heart of Ekron, KY! This property offers a great location with convenient access to nearby amenities while still providing a peaceful setting. Inside, you’ll find a cozy wood fireplace, spacious walk-in closets, and a functional layout perfect for everyday living. Step outside to enjoy the covered rear deck overlooking a large backyard—ideal for relaxing or entertaining. Additional building remains on the property provide extra potential for storage or future use. Qualifies for FHA & VA financing. Don't miss out on your chance to own this beautiful home!

3. 2026-04-21
   listed $204,900 Active 629-char remark

   Show marketing remark (629 chars)

   Charming 3 bedroom, 2 bathroom home located in the heart of Ekron, KY! This property offers a great location with convenient access to nearby amenities while still providing a peaceful setting. Inside, you’ll find a cozy wood fireplace, spacious walk-in closets, and a functional layout perfect for everyday living. Step outside to enjoy the covered rear deck overlooking a large backyard—ideal for relaxing or entertaining. Additional building remains on the property provide extra potential for storage or future use. Qualifies for FHA & VA financing. Don't miss out on your chance to own this beautiful home!

4. 2026-04-21
   listed $204,900 Active

   Show marketing remark (629 chars)

   Charming 3 bedroom, 2 bathroom home located in the heart of Ekron, KY! This property offers a great location with convenient access to nearby amenities while still providing a peaceful setting. Inside, you’ll find a cozy wood fireplace, spacious walk-in closets, and a functional layout perfect for everyday living. Step outside to enjoy the covered rear deck overlooking a large backyard—ideal for relaxing or entertaining. Additional building remains on the property provide extra potential for storage or future use. Qualifies for FHA & VA financing. Don't miss out on your chance to own this beautiful home!

5. 2026-01-08
   soldstatus $159,500
6. 2023-02-27
   soldstatus $165,000 23-char remark

   Show marketing remark (23 chars)

   Entered for comps only.

7. 2023-02-27
   listed $165,000 23-char remark

   Show marketing remark (23 chars)

   Entered for comps only.

8. 2014-08-25
   soldstatus $52,175
9. 2008-07-29
   soldstatus $52,175
10. 2008-06-20
    historical
11. 2008-06-20
    listed $45,000
12. 2008-06-20
    listed $45,000

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$461/yr (+$38/mo · 35.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,034
• − Mortgage interest: −$11,478
• − Property taxes: −$1,302
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$5,961
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,311/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 — Ekron

• Score: 64/100
• State rank: #291
• US rank: #14056

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,089

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 (94%)
• Race & ethnicity: White 94% Black 4% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 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: ▲ 5.26%
• Current HPI: 233.0216
• 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

+355.3% since first listed

12 events — show timeline

• 2026-04-24 Pending — HKARMLS
• 2026-04-24 Pending — Metro Search MLS
• 2026-04-21 Listed $204,900 Metro Search MLS
• 2026-04-21 Listed $204,900 HKARMLS
• 2026-01-08 Sold (Public Records) $159,500 Public Records
• 2023-02-27 Listed $165,000 HKARMLS
• 2023-02-27 Sold (MLS) $165,000 HKARMLS
• 2014-08-25 Sold (Public Records) $52,175 Public Records
• 2008-07-29 Sold (MLS) $52,175 Metro Search MLS
• 2008-06-20 Listed $45,000 Metro Search MLS
• 2008-06-20 Listed $45,000 Metro Search MLS
• 2008-06-20 Listing Removed — Metro Search MLS

Property tax history

+6.9%/yr

Latest (2025): $1,302 · -4.2% YoY. Source: county tax records.