2211 Roosevelt Rd · Dexter, KY 42036

$72,900

2 bd · 2.0 ba · 854 sqft · Other · 81 Days on market

Built 2018 1.40 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2018 Singlewide home that is sitting on 1.46 acres. This home has been recently remodeled and offers 2 bedrooms and 2 baths. New carpet and floor coverings, fresh paint. Owner financing is offered to those who qualify. Call today to schedule a showing.

Key facts

• Fresh paint
• New sink
• Updated flooring

Tags

• 1.4 ACRE LOT
• UPDATED FLOORING
• FRESH PAINT
• NEW BATHROOMS
• NEW SINK
• NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $73k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#425 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D, schools F, amenities F.
• Calloway County (town): math 44% / reading 48% proficiency, ranked #19 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calloway County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 40% 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 $68,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 7.1

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $1,587
• Equity at exit: $10,870

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $18,600
• Equity at exit: $6,303

Cash invested: $20,412 (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 42036

• Home prices YoY: -2.4%
• Active inventory: 10
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $211

Break-even live

Break-even rent $585

Max offer price $72,900

Occupancy floor 70%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-29
   status Pending
2. 2026-02-24
   price $72,900
3. 2026-01-12
   price $74,900
4. 2026-01-06
   listed $84,900 Active
5. 2021-11-22
   soldstatus $52,000
6. 2021-11-05
   soldstatus $52,000 253-char remark

   Show marketing remark (253 chars)

   2018 Singlewide home that is sitting on 1.46 acres. This home has been recently remodeled and offers 2 bedrooms and 2 baths. New carpet and floor coverings, fresh paint. Owner financing is offered to those who qualify. Call today to schedule a showing.

7. 2021-10-04
   listed $69,900 253-char remark

   Show marketing remark (253 chars)

   2018 Singlewide home that is sitting on 1.46 acres. This home has been recently remodeled and offers 2 bedrooms and 2 baths. New carpet and floor coverings, fresh paint. Owner financing is offered to those who qualify. Call today to schedule a showing.

8. 2018-05-23
   soldstatus $8,250 341-char remark

   Show marketing remark (341 chars)

   Nice lot of just over an acre and a third in northeast portion of Calloway County. Would be very suitable for a new build or the set up of your mobile home. Well, septic, electric, and circle drive are in place. Well needs some components to be in working order per seller. Land is conveniently located to Murray, Benton, and the lakes area.

9. 2018-04-26
   listed $12,000 341-char remark

   Show marketing remark (341 chars)

   Nice lot of just over an acre and a third in northeast portion of Calloway County. Would be very suitable for a new build or the set up of your mobile home. Well, septic, electric, and circle drive are in place. Well needs some components to be in working order per seller. Land is conveniently located to Murray, Benton, and the lakes area.

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$37/yr (+$3/mo · 6.2%)

ⓘ 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 5/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,214
• − Mortgage interest: −$4,084
• − Property taxes: −$590
• − Insurance: −$364
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$2,121
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,186/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: Calloway County
• NCES district ID: 2100870
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $38,849
• Composite: 38.39/100
• National rank: #4208
• State rank: #19 of 165 in KY

Livability — Dexter

• Score: 59/100
• State rank: #425
• US rank: #20528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,289

Population outlook (Calloway County) Hauer SSP2

• Today (2025): 41,071 people
• By 2030: 42,608 · +3.7%
• By 2040: 45,435 · +10.6%
• By 2050: 48,501 · +18.1%
• By 2075: 56,481 · +37.5%
• By 2100: 63,271 · +54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5%
• Common ancestry: Italian 8% Portuguese 1% Romanian 1%
• Foreign-born: 5% · Canada

Political lean MEDSL · Calloway

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+31.8 2016: R+35.0 2012: R+27.4 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.77%
• Current HPI: 191.5
• 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

+507.5% since first listed

9 events — show timeline

• 2026-03-29 Pending — WKRMLS
• 2026-02-24 Price Changed $72,900 WKRMLS
• 2026-01-12 Price Changed $74,900 WKRMLS
• 2026-01-06 Listed $84,900 WKRMLS
• 2021-11-22 Sold (Public Records) $52,000 Public Records
• 2021-11-05 Sold (MLS) $52,000 ImagineMLS
• 2021-10-04 Listed $69,900 ImagineMLS
• 2018-05-23 Sold (MLS) $8,250 WKRMLS
• 2018-04-26 Listed $12,000 WKRMLS

Property tax history

+23.2%/yr

Latest (2025): $590 · +1.2% YoY. Source: county tax records.