244 Longview Dr · Massac, KY 42003

$114,900

3 bd · 1.5 ba · 1,526 sqft · SingleFamily · 96 Days on market

Built 1968 0.31 ac lot $75/sqft · 43% below area Est $200k · 43% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1.5 bath, brick ranch home in Lone Oak area. Home features 1526 sq ft of living area with more to be finished out. Approx. 250 more sq ft has been sheet rocked and needs finishing. Highest & best offers accepted until 9am CST, Wednesday, 3/4/26.

Key facts

• 0.31 acre lot
• Built 1968
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% in Massac — 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 (#311 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McCracken 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 96 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 1.17% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $200,376
• List price: $114,900
• Delta: -42.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Longview Dr	0.00mi	3/1.5	1,526 (0%)	1mo	$125,000	$82	100
261 Hillington Dr	0.05mi	3/2.0	1,602 (+5%)	7mo	$244,000	$152	81
325 Longview Dr	0.09mi	3/2.0	1,425 (-7%)	4mo	$220,000	$154	80
244 Windmere Dr	0.16mi	3/1.5	1,389 (-9%)	1mo	$225,000	$162	77
328 Longview Dr	0.11mi	3/2.0	1,470 (-4%)	13mo	$195,250	$133	76
286 Hillington Dr	0.08mi	3/2.0	1,638 (+7%)	11mo	$245,000	$150	73
400 Longview Dr	0.23mi	3/1.5	1,410 (-8%)	5mo	$69,000	$49	72
186 Longview Dr	0.13mi	3/2.0	1,404 (-8%)	9mo	$210,000	$150	71
360 Longview Dr	0.16mi	3/2.0	1,371 (-10%)	10mo	$155,000	$113	65
101 Windmere Dr	0.36mi	3/2.0	1,400 (-8%)	6mo	$264,000	$189	62
147 Longview Dr	0.24mi	4/2.5 (+1)	1,720 (+13%)	8mo	$167,000	$97	52
304 Pepper Ln	0.69mi	4/2.0 (+1)	1,707 (+12%)	10mo	$272,500	$160	33

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-499
• Equity at exit: $17,132

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $22,932
• Equity at exit: $9,934

Cash invested: $32,172 (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 42003

• Home prices YoY: -19.8%
• Active inventory: 268
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $284

Break-even live

Break-even rent $989

Max offer price $114,900

Occupancy floor 74%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Lovelaceville Rd Paducah, KY	2.0	2.0	1600	$1,600	$1.00	43d	1	1.03mi
2258 Rock Creek Cir Paducah, KY	3.0	1.5	1800	$1,020	$0.57	43d	1	1.19mi

Listing history 6 events

1. 2026-06-02
   days on market $114,900 Active 96 DOM
2. 2026-06-01
   days on market $114,900 Active 95 DOM
3. 2026-05-31
   days on market $114,900 Active 94 DOM
4. 2026-05-30
   days on market $114,900 Active 93 DOM
5. 2026-02-25
   listed $114,900 Active 262-char remark

   Show marketing remark (262 chars)

   3 bedroom, 1.5 bath, brick ranch home in Lone Oak area. Home features 1526 sq ft of living area with more to be finished out. Approx. 250 more sq ft has been sheet rocked and needs finishing. Highest & best offers accepted until 9am CST, Wednesday, 3/4/26.

6. 2000-08-01
   soldstatus $94,000

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,181
• − Mortgage interest: −$6,436
• − Property taxes: −$1,566
• − Insurance: −$574
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,343
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $3,010/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Massac

• Score: 63/100
• State rank: #311
• US rank: #14933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Massac, KY
• Population (ZIP): 29,384

Population outlook (McCracken County) Hauer SSP2

• Today (2025): 64,237 people
• By 2030: 63,468 · -1.2%
• By 2040: 61,221 · -4.7%
• By 2050: 58,432 · -9.0%
• By 2075: 52,668 · -18.0%
• By 2100: 44,517 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · McCracken

• 2024 margin: Solid R (+34.9) · D 31.9% · R 66.8% · Other 1.2%
• 2008→2024 swing: -9.7pp toward R · 2008: -25.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+31.7 2016: R+37.2 2012: R+32.5 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.31%
• Current HPI: 236.3013
• 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

+22.2% since first listed

2 events — show timeline

• 2026-02-25 Listed $114,900 WKRMLS
• 2000-08-01 Sold (Public Records) $94,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,566 · -1.8% YoY. Source: county tax records.