2669 US 41 A South · Dixon, KY 42409

$76,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 22 Days on market

2.00 ac lot

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Why this score? — see what drove the B 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 +27.9/30.0
• DSCR +9.9/10.0
• Appreciation +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Three acres and a neat home in Webster County. Get away from it all and enjoy country living in Dixon Kentucky. Approx. three acres gives you plenty of space for outdoor actiivities or even a horse. Check this one out today as it won't last long at only $80,000.00,

Key facts

• 2 acre lot
• Listed 22 days

Property features AI

Exterior

• Home design: Single family residence; Residential property
• Construction: Built as a single family home
• Exterior features: Level lot; State road frontage

Interior

• Kitchen: Cooktop
• Bathrooms: 1 full bathroom
• Interior features: Cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($963 rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#324 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Webster County (rural): math 25% / reading 34% proficiency, ranked #114 of 165 in KY (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dixon Elementary School (math 37% / reading 42%, grade F, #208 of 676 statewide, top 34%, 303 students, 48% FRL); Webster County Middle School (math 22% / reading 36%, grade F, #156 of 217 statewide, top 74%, 315 students, 66% FRL); Webster County High School (math 22% / reading 27%, grade F, #179 of 254 statewide, top 78%, 676 students, 61% FRL).
• Market conditions: 11 active listings in the ZIP; 6 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($525 loan paydown + $7k appreciation (9.7% local appreciation)).
• Webster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $76k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,860 (1.5% 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. 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?
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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 3.58×
• Total profit: $54,870
• Equity at exit: $66,854

10-year hold

• IRR: 29.0%
• Equity multiple: 8.02×
• Total profit: $149,446
• Equity at exit: $142,489

Cash invested: $21,280 (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 42409

• Home prices YoY: 4.1%
• Active inventory: 11
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $963 medium
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $235

Break-even live

Break-even rent $665

Max offer price $76,000

Occupancy floor 71%

Sensitivity live

Price	-10% $288	-5% $261	+0% $235	+5% $209	+10% $183
Rent	-10% $159	-5% $197	+0% $235	+5% $273	+10% $311
Rate	-1.0pp $273	-0.5pp $255	base $235	+0.5pp $216	+1.0pp $195

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $76,000 Active 22 DOM
2. 2026-06-21
   pricedays on market $76,000 Active 21 DOM
3. 2026-06-18
   days on market $78,000 Active 19 DOM
4. 2026-06-17
   days on market $78,000 Active 18 DOM
5. 2026-06-16
   days on market $78,000 Active 17 DOM
6. 2026-06-15
   pricedays on market $78,000 Active 16 DOM
7. 2026-06-13
   days on market $80,000 Active 14 DOM
8. 2026-06-12
   days on market $80,000 Active 13 DOM
9. 2026-06-09
   days on market $80,000 Active 10 DOM
10. 2026-06-08
    days on market $80,000 Active 9 DOM
11. 2026-06-07
    days on market $80,000 Active 8 DOM
12. 2026-06-07
    days on market $80,000 Active 7 DOM
13. 2026-06-04
    days on market $80,000 Active 4 DOM
14. 2026-06-02
    days on market $80,000 Active 3 DOM
15. 2026-06-01
    days on market $80,000 Active 2 DOM
16. 2026-05-31
    remarks 265-char remark
17. 2026-05-31
    listed $80,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $11,551
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,211
• Taxable income: $1,715
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,411/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: Webster County
• NCES district ID: 2105820
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $39,542
• Composite: 24.76/100
• National rank: #7600
• State rank: #114 of 165 in KY

Livability — Dixon

• Score: 63/100
• State rank: #324
• US rank: #15561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixon, KY
• Population (ZIP): 2,319

Population outlook (Webster County) Hauer SSP2

• Today (2025): 12,548 people
• By 2030: 12,119 · -3.4%
• By 2040: 11,345 · -9.6%
• By 2050: 10,761 · -14.2%
• By 2075: 10,166 · -19.0%
• By 2100: 10,546 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3%
• Common ancestry: Italian 12% Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 0%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+57.4) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -45.7pp toward R · 2008: -11.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+51.6 2016: R+54.4 2012: R+33.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.71%
• Current HPI: 244.2889
• 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

+344.4% since first listed

2 events — show timeline

• 2026-05-29 Listed $80,000 WKRMLS
• 1977-05-01 Sold (Public Records) $18,000 Public Records

Property tax history

-8.8%/yr

Latest (2025): $121 · -50.0% YoY. Source: county tax records.