175 Southern Hts · Mayfield, KY 42066

$69,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 172 Days on market

Built 1973 0.57 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
• Schools +4.2/10.0
• 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

Located south of Mayfield, this 1973 brick ranch sits on a 0.52-acre lot with approximately 1,456 square feet of living space. The single-story layout includes three bedrooms and two full bathrooms. The property features a paved concrete driveway leading to a 720-square-foot detached garage converted to living space. Mechanical systems include central air conditioning and gas heating, and the home is serviced by public water, public sewer, and natural gas.

Key facts

• Public sewer
• Gas heating
• Brick ranch

Tags

• BRICK RANCH
• PAVED CONCRETE DRIVEWAY
• CENTRAL AIR CONDITIONING
• GAS HEATING
• PUBLIC WATER
• PUBLIC SEWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 3.3% in Mayfield — 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 64/100 on livability (#292 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Graves County population projected to shrink 8% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1973 — 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 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: 1.65% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.73%
• DSCR: 2.19
• GRM: 5.0

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $16,457
• Equity at exit: $10,422

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $50,143
• Equity at exit: $6,044

Cash invested: $19,572 (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 42066

• Home prices YoY: -4.2%
• Active inventory: 123
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $436

Break-even live

Break-even rent $602

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $69,900 Active 172 DOM
2. 2026-06-18
   days on market $69,900 Active 171 DOM
3. 2026-06-17
   days on market $69,900 Active 170 DOM
4. 2026-06-16
   days on market $69,900 Active 169 DOM
5. 2026-06-16
   price $69,900 Active 168 DOM
6. 2026-06-15
   days on market $82,500 Active 168 DOM
7. 2026-06-14
   days on market $82,500 Active 166 DOM
8. 2026-06-12
   days on market $82,500 Active 165 DOM
9. 2026-06-09
   days on market $82,500 Active 162 DOM
10. 2026-06-08
    days on market $82,500 Active 161 DOM
11. 2026-06-07
    days on market $82,500 Active 160 DOM
12. 2026-06-05
    days on market $82,500 Active 157 DOM
13. 2026-06-02
    days on market $82,500 Active 155 DOM
14. 2026-06-01
    days on market $82,500 Active 154 DOM
15. 2026-05-31
    days on market $82,500 Active 153 DOM
16. 2026-05-30
    days on market $82,500 Active 152 DOM
17. 2026-05-13
    price $82,500 460-char remark

    Show marketing remark (460 chars)

    Located south of Mayfield, this 1973 brick ranch sits on a 0.52-acre lot with approximately 1,456 square feet of living space. The single-story layout includes three bedrooms and two full bathrooms. The property features a paved concrete driveway leading to a 720-square-foot detached garage converted to living space. Mechanical systems include central air conditioning and gas heating, and the home is serviced by public water, public sewer, and natural gas.

18. 2026-03-25
    price $99,900 460-char remark

    Show marketing remark (460 chars)

    Located south of Mayfield, this 1973 brick ranch sits on a 0.52-acre lot with approximately 1,456 square feet of living space. The single-story layout includes three bedrooms and two full bathrooms. The property features a paved concrete driveway leading to a 720-square-foot detached garage converted to living space. Mechanical systems include central air conditioning and gas heating, and the home is serviced by public water, public sewer, and natural gas.

19. 2026-02-19
    price $109,900 460-char remark

    Show marketing remark (460 chars)

    Located south of Mayfield, this 1973 brick ranch sits on a 0.52-acre lot with approximately 1,456 square feet of living space. The single-story layout includes three bedrooms and two full bathrooms. The property features a paved concrete driveway leading to a 720-square-foot detached garage converted to living space. Mechanical systems include central air conditioning and gas heating, and the home is serviced by public water, public sewer, and natural gas.

20. 2026-01-13
    price $117,500 460-char remark

    Show marketing remark (460 chars)

    Located south of Mayfield, this 1973 brick ranch sits on a 0.52-acre lot with approximately 1,456 square feet of living space. The single-story layout includes three bedrooms and two full bathrooms. The property features a paved concrete driveway leading to a 720-square-foot detached garage converted to living space. Mechanical systems include central air conditioning and gas heating, and the home is serviced by public water, public sewer, and natural gas.

21. 2025-12-29
    listed $125,000 Active 460-char remark

    Show marketing remark (460 chars)

    Located south of Mayfield, this 1973 brick ranch sits on a 0.52-acre lot with approximately 1,456 square feet of living space. The single-story layout includes three bedrooms and two full bathrooms. The property features a paved concrete driveway leading to a 720-square-foot detached garage converted to living space. Mechanical systems include central air conditioning and gas heating, and the home is serviced by public water, public sewer, and natural gas.

22. 2025-06-12
    soldstatus $91,000
23. 1993-05-01
    soldstatus $52,000

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $957 · $80/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,845
• − Mortgage interest: −$3,915
• − Property taxes: −$957
• − Insurance: −$350
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,033
• Taxable income: $4,375
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,183/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Mayfield

• Score: 64/100
• State rank: #292
• US rank: #14060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,635

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.24%
• Current HPI: 258.3279
• 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

+58.7% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $82,500 WKRMLS
• 2026-03-25 Price Changed $99,900 WKRMLS
• 2026-02-19 Price Changed $109,900 WKRMLS
• 2026-01-13 Price Changed $117,500 WKRMLS
• 2025-12-29 Listed $125,000 WKRMLS
• 2025-06-12 Sold (Public Records) $91,000 Public Records
• 1993-05-01 Sold (Public Records) $52,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $957 · +142.2% YoY. Source: county tax records.