344 E Noel Dr · Cadiz, KY 42211

$100,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.32 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 344 E Noel Drive! This charming home offers 3 bedrooms with 2 bathrooms on a level lot, making it perfect for first-time buyers or anyone looking for easy one-level living. With a functional layout, this property is a fantastic opportunity to make it your own. Don’t miss out on this starter home in Cadiz!

Key facts

• 0.32 acre lot
• Garage
• Built 1985

Property features AI

Finance

• Other: Living area reported as 816 square feet (assessor)

Exterior

• Parking: Detached carport (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer; Water available
• Home design: Manufactured on land; Single-story
• Construction: Vinyl siding
• Exterior features: 0.32-acre lot (calculated from plat); Public water; Public sewer

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven; No basement
• Laundry & utility: Water available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.1% vs local median 3.6% 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 High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• Market conditions: 295 active listings in the ZIP; 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

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 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?
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: 1.61% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.04%
• DSCR: 2.25
• GRM: 5.2

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $25,445
• Equity at exit: $14,910

10-year hold

• IRR: 30.2%
• Equity multiple: 3.70×
• Total profit: $75,734
• Equity at exit: $8,646

Cash invested: $28,000 (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 42211

• Active inventory: 295
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $654

Break-even live

Break-even rent $785

Max offer price $100,000

Occupancy floor 54%

Sensitivity live

Price	-10% $711	-5% $683	+0% $654	+5% $626	+10% $598
Rent	-10% $527	-5% $590	+0% $654	+5% $718	+10% $782
Rate	-1.0pp $705	-0.5pp $680	base $654	+0.5pp $628	+1.0pp $602

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $100,000 Active 3 DOM
2. 2026-06-18
   days on market $100,000 Active 2 DOM
3. 2026-06-17
   statusdays on marketlisting id $100,000 Active 1 DOM
4. 2026-06-16
   days on market $100,000 Active Under Contract 231 DOM
5. 2026-06-15
   days on market $100,000 Active Under Contract 230 DOM
6. 2026-06-14
   days on market $100,000 Active Under Contract 228 DOM
7. 2026-06-12
   days on market $100,000 Active Under Contract 227 DOM
8. 2026-06-09
   days on market $100,000 Active Under Contract 224 DOM
9. 2026-06-08
   days on market $100,000 Active Under Contract 223 DOM
10. 2026-06-07
    days on market $100,000 Active Under Contract 222 DOM
11. 2026-06-05
    days on market $100,000 Active Under Contract 219 DOM
12. 2026-06-03
    days on market $100,000 Active Under Contract 218 DOM
13. 2026-06-03
    days on market $100,000 Active Under Contract 217 DOM
14. 2026-06-01
    days on market $100,000 Active Under Contract 216 DOM
15. 2026-05-31
    days on market $100,000 Active Under Contract 215 DOM
16. 2026-05-30
    days on market $100,000 Active Under Contract 214 DOM
17. 2026-04-28
    historical Active Under Contract
18. 2026-04-15
    status Active
19. 2026-04-06
    soldstatus $45,000
20. 2026-03-09
    historical Active Under Contract
21. 2025-12-06
    price $100,000
22. 2025-10-28
    listed $125,000 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: $653 · $54/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$207/yr (+$17/mo · 31.6%)

ⓘ 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 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,363
• − Mortgage interest: −$5,602
• − Property taxes: −$653
• − Insurance: −$500
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$2,909
• Taxable income: $6,601
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $6,266/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: 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

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

• Census place: Cadiz, KY
• Population (ZIP): 12,912

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%

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%

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

Industry mix (Fortune 500 HQ in KY)

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

Price history

-64.0% since first listed

6 events — show timeline

• 2026-04-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-06 Sold (Public Records) $45,000 Public Records
• 2026-03-09 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-12-06 Price Changed $100,000 REALTRACS as Distributed by MLS Grid
• 2025-10-28 Listed $125,000 REALTRACS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $653 · -8.6% YoY. Source: county tax records.