2237 Little Cypress Rd · Calvert City, KY 42029

$89,900

2 bd · 1.0 ba · 916 sqft · Other public records · 345 Days on market

Built 1970 0.65 ac lot ↓ 40% since listing

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Why this score? — see what drove the C 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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

Key facts

• 2 living areas
• Plenty of room
• 0.65 acre lot

Tags

• PLENTY OF ROOM
• 2 LIVING AREAS
• SEPARATED FOR PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.8% in Calvert City — 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 63/100 on livability (#312 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Marshall County (rural): math 29% / reading 38% proficiency, ranked #73 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sharpe Elementary School (math 17% / reading 37%, grade F, #434 of 676 statewide, top 69%, 317 students, 50% FRL); North Marshall Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 497 students, 45% FRL); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 27 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.06% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.9

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-993
• Equity at exit: $13,404

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $16,511
• Equity at exit: $7,773

Cash invested: $25,172 (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 42029

• Home prices YoY: -6.6%
• Active inventory: 27
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $214

Break-even live

Break-even rent $680

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $265	-5% $239	+0% $214	+5% $188	+10% $163
Rent	-10% $139	-5% $176	+0% $214	+5% $251	+10% $289
Rate	-1.0pp $259	-0.5pp $237	base $214	+0.5pp $190	+1.0pp $167

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $89,900 Active 345 DOM
2. 2026-06-19
   days on market $89,900 Active 343 DOM
3. 2026-06-18
   days on market $89,900 Active 342 DOM
4. 2026-06-17
   days on market $89,900 Active 341 DOM
5. 2026-06-16
   days on market $89,900 Active 340 DOM
6. 2026-06-15
   days on market $89,900 Active 339 DOM
7. 2026-06-14
   days on market $89,900 Active 337 DOM
8. 2026-06-12
   days on market $89,900 Active 336 DOM
9. 2026-06-09
   days on market $89,900 Active 333 DOM
10. 2026-06-08
    days on market $89,900 Active 332 DOM
11. 2026-06-07
    days on market $89,900 Active 331 DOM
12. 2026-06-03
    days on market $89,900 Active 327 DOM
13. 2026-06-02
    days on market $89,900 Active 326 DOM
14. 2026-06-01
    days on market $89,900 Active 325 DOM
15. 2026-05-31
    days on market $89,900 Active 324 DOM
16. 2026-05-30
    days on market $89,900 Active 323 DOM
17. 2026-05-12
    price $89,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

18. 2026-05-09
    price $103,500 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

19. 2026-05-04
    price $105,000 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

20. 2026-03-30
    price $105,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

21. 2026-02-03
    price $106,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

22. 2026-01-20
    price $107,000 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

23. 2026-01-12
    status Active 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

24. 2026-01-12
    price $107,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

25. 2025-11-16
    price $108,000 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

26. 2025-10-29
    price $108,500 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

27. 2025-10-22
    price $110,500 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

28. 2025-09-22
    price $112,500 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

29. 2025-09-17
    price $115,000 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

30. 2025-09-08
    price $115,500 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

31. 2025-08-28
    price $115,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

32. 2025-08-05
    price $139,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

33. 2025-07-25
    price $140,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

34. 2025-07-21
    price $144,900 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

35. 2025-06-24
    listed $149,900 Active 408-char remark

    Show marketing remark (408 chars)

    This property has not sold due to the challenges of financing. The original trailer is a 1970. The bank requires 1972. Unique, Unique!!! Only ONE Neighbor, YES PLEASE!!!! Space them toys out in the detached garage, there is plenty of room! Enjoy the deer because you are in their crosswalk! Enjoy 2 living areas or make a giant primary room. Lots of endless options. The bedrooms are separated for privacy.

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$435/yr (+$36/mo · 128.7%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $11,405
• − Mortgage interest: −$5,036
• − Property taxes: −$338
• − Insurance: −$450
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,615
• Taxable income: $1,141
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,291/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: Marshall County
• NCES district ID: 2103810
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $45,324
• Composite: 28.62/100
• National rank: #6710
• State rank: #73 of 165 in KY

Livability — Calvert City

• Score: 63/100
• State rank: #312
• US rank: #14965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,733

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,647 people
• By 2030: 30,276 · -1.2%
• By 2040: 29,232 · -4.6%
• By 2050: 27,940 · -8.8%
• By 2075: 25,289 · -17.5%
• By 2100: 21,188 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -32.0pp toward R · 2008: -24.7pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.4 2016: R+51.9 2012: R+34.2 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.17%
• Current HPI: 230.035
• 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

-40.0% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $89,900 WKRMLS
• 2026-05-09 Price Changed $103,500 WKRMLS
• 2026-05-04 Price Changed $105,000 WKRMLS
• 2026-03-30 Price Changed $105,900 WKRMLS
• 2026-02-03 Price Changed $106,900 WKRMLS
• 2026-01-20 Price Changed $107,000 WKRMLS
• 2026-01-12 Relisted — WKRMLS
• 2026-01-12 Price Changed $107,900 WKRMLS
• 2025-11-16 Price Changed $108,000 WKRMLS
• 2025-10-29 Price Changed $108,500 WKRMLS
• 2025-10-22 Price Changed $110,500 WKRMLS
• 2025-09-22 Price Changed $112,500 WKRMLS
• 2025-09-17 Price Changed $115,000 WKRMLS
• 2025-09-08 Price Changed $115,500 WKRMLS
• 2025-08-28 Price Changed $115,900 WKRMLS
• 2025-08-05 Price Changed $139,900 WKRMLS
• 2025-07-25 Price Changed $140,900 WKRMLS
• 2025-07-21 Price Changed $144,900 WKRMLS
• 2025-06-24 Listed $149,900 WKRMLS

Property tax history

+2.0%/yr

Latest (2025): $338 · -0.8% YoY. Source: county tax records.