125 Hilltop St · Cadiz, KY 42211

$135,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 30 Days on market

Built 1979 Fair condition 0.70 ac lot $107/sqft · 28% below area Est $188k · 28% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS! This home would be a great rental of with some tlc could make a good starter home.

Key facts

• 0.7 acre lot
• Built 1979
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.5% in Cadiz — 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 62/100 on livability (#354 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.
• Trigg County (town): math 23% / reading 40% proficiency, ranked #90 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trigg County Primary School (516 students, 66% FRL); Trigg County Middle School (math 19% / reading 44%, grade F, #125 of 217 statewide, top 63%, 440 students, 60% FRL); Trigg County High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• Market conditions: 390 active listings in the ZIP; 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trigg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 10.84%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $188,061
• List price: $135,000
• Delta: -28.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Powerline Dr	0.38mi	3/2.0	1,423 (+13%)	2mo	$237,000	$167	55
292 First St	0.47mi	3/1.0	1,175 (-7%)	14mo	$150,000	$128	55
65 Wharton Rd	0.60mi	3/2.0	1,382 (+10%)	4mo	$205,000	$148	48
119 Noel Dr	0.65mi	3/1.5	1,400 (+11%)	6mo	$169,000	$121	44
1334 Jefferson St	0.56mi	3/1.5	1,196 (-5%)	23mo	$125,000	$105	44
342 2nd St	0.57mi	3/2.0	1,367 (+8%)	15mo	$240,000	$176	43
143 Sunset Cir	0.58mi	3/2.0	1,380 (+10%)	16mo	$215,000	$156	40
347 Lafayette St	0.62mi	3/2.0	1,408 (+12%)	12mo	$220,000	$156	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,451
• Equity at exit: $20,129

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $42,118
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 4 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $199,000 ($162/sqft)
• Median days on market: 31 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -8.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 42211

• Active inventory: 390
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $445

Break-even live

Break-even rent $1,147

Max offer price $135,000

Occupancy floor 69%

Sensitivity live

Price	-10% $521	-5% $483	+0% $445	+5% $406	+10% $368
Rent	-10% $310	-5% $377	+0% $445	+5% $512	+10% $580
Rate	-1.0pp $513	-0.5pp $479	base $445	+0.5pp $410	+1.0pp $374

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterSeptic tank sewer
• Home design: HouseComposition roofBrick veneer exterior
• Construction: Block foundation
• Exterior features: Few trees on the lot

Interior

• Kitchen: RefrigeratorRange
• Bedrooms: 2 total rooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingCentral air conditioning
• Interior features: Eat-in kitchenUnfinished basement with exterior entry
• Laundry & utility: Washer hookup (main level)Electric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $135,000 Active 30 DOM
2. 2026-08-07
   days on market $135,000 Active 29 DOM
3. 2026-08-06
   days on market $135,000 Active 28 DOM
4. 2026-08-05
   days on market $135,000 Active 27 DOM
5. 2026-08-04
   days on market $135,000 Active 26 DOM
6. 2026-08-03
   days on market $135,000 Active 25 DOM
7. 2026-07-31
   days on market $135,000 Active 22 DOM
8. 2026-07-30
   days on market $135,000 Active 21 DOM
9. 2026-07-29
   days on market $135,000 Active 20 DOM
10. 2026-07-27
    days on market $135,000 Active 18 DOM
11. 2026-07-25
    days on market $135,000 Active 16 DOM
12. 2026-07-24
    days on market $135,000 Active 15 DOM
13. 2026-07-23
    days on market $135,000 Active 14 DOM
14. 2026-07-22
    days on market $135,000 Active 13 DOM
15. 2026-07-21
    days on market $135,000 Active 12 DOM
16. 2026-07-18
    days on market $135,000 Active 9 DOM
17. 2026-07-17
    days on market $135,000 Active 7 DOM
18. 2026-07-15
    days on market $135,000 Active 6 DOM
19. 2026-07-14
    days on market $135,000 Active 5 DOM
20. 2026-07-13
    days on market $135,000 Active 4 DOM
21. 2026-07-12
    days on market $135,000 Active 3 DOM
22. 2026-07-11
    days on market $135,000 Active 2 DOM
23. 2026-07-09
    remarks 151-char remark
24. 2026-07-09
    days on marketlisting id $135,000 Active 1 DOM
25. 2026-07-08
    days on market $135,000 Active 60 DOM
26. 2026-07-07
    days on market $135,000 Active 59 DOM
27. 2026-07-06
    days on market $135,000 Active 58 DOM
28. 2026-07-05
    days on market $135,000 Active 57 DOM
29. 2026-07-04
    days on market $135,000 Active 56 DOM
30. 2026-07-03
    days on market $135,000 Active 55 DOM
31. 2026-07-02
    days on market $135,000 Active 54 DOM
32. 2026-07-01
    days on market $135,000 Active 53 DOM
33. 2026-06-30
    days on market $135,000 Active 52 DOM
34. 2026-06-29
    days on market $135,000 Active 51 DOM
35. 2026-06-28
    days on market $135,000 Active 50 DOM
36. 2026-06-27
    days on market $135,000 Active 49 DOM
37. 2026-06-26
    days on market $135,000 Active 47 DOM
38. 2026-06-22
    days on market $135,000 Active 44 DOM
39. 2026-06-21
    days on market $135,000 Active 43 DOM
40. 2026-06-19
    days on market $135,000 Active 41 DOM
41. 2026-06-18
    days on market $135,000 Active 40 DOM
42. 2026-06-17
    days on market $135,000 Active 39 DOM
43. 2026-06-16
    days on market $135,000 Active 38 DOM
44. 2026-06-15
    days on market $135,000 Active 37 DOM
45. 2026-06-14
    days on market $135,000 Active 35 DOM
46. 2026-06-12
    days on market $135,000 Active 34 DOM
47. 2026-06-09
    days on market $135,000 Active 31 DOM
48. 2026-06-08
    days on market $135,000 Active 30 DOM
49. 2026-06-07
    days on market $135,000 Active 29 DOM
50. 2026-06-05
    days on market $135,000 Active 26 DOM

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$260/yr (+$22/mo · 28.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,512
• − Mortgage interest: −$7,562
• − Property taxes: −$901
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,927
• Taxable income: $3,367
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $4,527/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $31,500–$56,700 screening

This home is in fair condition with some repairs and maintenance needed. It has potential for improvement and could be a good rental or starter home with some TLC.

Components & finishes AI

Roof asphalt shingle · good Appliances white

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible moss and possible leaks.
• Moderate exterior siding — The exterior siding is in fair condition, but there are some signs of wear and tear.
• Minor landscaping — The landscaping and curb appeal are fair, with some overgrown areas and debris

Value-add opportunities

• Both paint the exterior and interior — Painting the exterior and interior can improve the home's curb appeal and overall condition. ↑
• Both repair the roof — Repairing the roof can prevent further damage and improve the home's value. ↑
• Both replace flooring — Replacing the flooring can improve the home's condition and make it more appealing to potential buyers or renters. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal can make the home more attractive and increase its value. ↑
• Both update kitchen and bathrooms — Updating the kitchen and bathrooms can improve the home's condition and make it more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Trigg County Primary School Middle Trigg County Middle School F KY #125/217 Nat'l #8,497/14,009 High Trigg County High School F KY #97/254 Nat'l #10,416/17,239

Schools (NCES district)

• District: Trigg County
• NCES district ID: 2105580
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $44,636
• Composite: 26.87/100
• National rank: #7100
• State rank: #90 of 165 in KY

C Composite livability gradescore 62/100

Livability — Cadiz

• Score: 62/100
• State rank: #354
• US rank: #16772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Trigg · 14,071 people
• Metro: Clarksville, TN-KY
• Population (ZIP): 12,912
• Household income: $54,039
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 7% of renters

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Population outlook (Trigg County) Hauer SSP2

• Today (2025): 14,071 people
• By 2030: 13,950 · -0.9%
• By 2040: 13,575 · -3.5%
• By 2050: 13,065 · -7.1%
• By 2075: 11,990 · -14.8%
• By 2100: 10,802 · -23.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 2%

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Political lean MEDSL · Trigg

• 2024 margin: Solid R (+52.4) · D 23.2% · R 75.5% · Other 1.3%
• 2008→2024 swing: -22.6pp toward R · 2008: -29.8pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+50.1 2016: R+49.6 2012: R+35.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.15%
• Current HPI: 130.8351
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Exterior

• Utilities: Public waterSeptic tank sewer
• Home design: HouseComposition roofBrick veneer exterior
• Construction: Block foundation
• Exterior features: Few trees on the lot

Interior

• Kitchen: RefrigeratorRange
• Bedrooms: 2 total rooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingCentral air conditioning
• Interior features: Eat-in kitchenUnfinished basement with exterior entry
• Laundry & utility: Washer hookup (main level)Electric dryer hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-09 Listed $135,000 ImagineMLS
• 2026-05-09 Listed $135,000 WKRMLS

Property tax history

+12.1%/yr

Latest (2025): $901 · -0.8% YoY. Source: county tax records.