382 Green Acres Ln · Benton, KY 42025

$100,000

3 bd · 2.0 ba · 1,680 sqft · Other public records · 24 Days on market

Built 1996 0.39 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sitting on a gorgeous, wooded lot in a peaceful neighborhood, this recently renovated 3-bedroom 2-bath manufactured home on a permanent foundation will check all of your boxes! The front of this home faces the woods for privacy and watching the wildlife. You will absolutely love the huge covered front porch and spacious deck area perfect for grilling & entertaining friends and family. Updates include new roof, new paint throughout, new LVP flooring, new carpet & new sliding glass doors. Move in ready! Check it out! Sold price was higher than asking price due to multiple offers.

Key facts

• Wooded lot
• Front porch
• Privacy of back yard

Tags

• WOODED LOT
• REVERSE-FACING POSITION
• TREE-LINED SETTING
• PRIVACY OF BACK YARD
• FRONT PORCH

Property features AI

Finance

• Other: Subdivision: Green Ac Ann

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding
• Exterior features: Rolling slope lot; Lot dimensions approximately 170 x 100; Approximately 0.39 acres

Interior

• Kitchen: Dishwasher; Cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Great Room fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 5.1% in Benton — 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 69/100 on livability (#171 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: Jonathan Elementary School (math 17% / reading 32%, grade F, #489 of 676 statewide, top 76%, 238 students, 72% FRL); South Marshall Middle (math 21% / reading 39%, grade F, #146 of 217 statewide, top 69%, 462 students, 55% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (20%) 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 $98,500 (1.5% below list)

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: 1.73% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.71%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.8%
• Equity multiple: 4.52×
• Total profit: $98,623
• Equity at exit: $90,088

10-year hold

• IRR: 40.7%
• Equity multiple: 10.13×
• Total profit: $255,744
• Equity at exit: $194,278

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 42025

• Home prices YoY: 7.1%
• Active inventory: 178
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $693

Break-even live

Break-even rent $852

Max offer price $100,000

Occupancy floor 55%

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 24 DOM
2. 2026-06-18
   days on market $100,000 Active 23 DOM
3. 2026-06-17
   days on market $100,000 Active 22 DOM
4. 2026-06-16
   days on market $100,000 Active 21 DOM
5. 2026-06-15
   days on market $100,000 Active 20 DOM
6. 2026-06-14
   days on market $100,000 Active 18 DOM
7. 2026-06-12
   days on market $100,000 Active 17 DOM
8. 2026-06-09
   days on market $100,000 Active 14 DOM
9. 2026-06-08
   days on market $100,000 Active 13 DOM
10. 2026-06-07
    days on market $100,000 Active 12 DOM
11. 2026-06-03
    days on market $100,000 Active 8 DOM
12. 2026-06-02
    days on market $100,000 Active 7 DOM
13. 2026-06-01
    days on market $100,000 Active 6 DOM
14. 2026-05-31
    days on market $100,000 Active 5 DOM
15. 2026-05-30
    days on market $100,000 Active 4 DOM
16. 2026-05-26
    listed $125,000 Active
17. 2022-12-04
    soldstatus $130,000
18. 2022-11-30
    soldstatus $130,000 Closed 596-char remark

    Show marketing remark (596 chars)

    Sitting on a gorgeous, wooded lot in a peaceful neighborhood, this recently renovated 3-bedroom 2-bath manufactured home on a permanent foundation will check all of your boxes! The front of this home faces the woods for privacy and watching the wildlife. You will absolutely love the huge covered front porch and spacious deck area perfect for grilling & entertaining friends and family. Updates include new roof, new paint throughout, new LVP flooring, new carpet & new sliding glass doors. Move in ready! Check it out! Sold price was higher than asking price due to multiple offers.

19. 2022-10-31
    listed $124,900 Active 596-char remark

    Show marketing remark (596 chars)

    Sitting on a gorgeous, wooded lot in a peaceful neighborhood, this recently renovated 3-bedroom 2-bath manufactured home on a permanent foundation will check all of your boxes! The front of this home faces the woods for privacy and watching the wildlife. You will absolutely love the huge covered front porch and spacious deck area perfect for grilling & entertaining friends and family. Updates include new roof, new paint throughout, new LVP flooring, new carpet & new sliding glass doors. Move in ready! Check it out! Sold price was higher than asking price due to multiple offers.

20. 2022-07-12
    listed $75,000
21. 2015-04-20
    soldstatus $45,000
22. 2012-06-25
    soldstatus $46,305

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $20,758
• − Mortgage interest: −$5,602
• − Property taxes: −$1,288
• − Insurance: −$500
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$2,909
• Taxable income: $7,138
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $6,604/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 — Benton

• Score: 69/100
• State rank: #171
• US rank: #8655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,238

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 19.11%
• Current HPI: 288.75
• 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

+169.9% since first listed

7 events — show timeline

• 2026-05-26 Listed $125,000 WKRMLS
• 2022-12-04 Sold (Public Records) $130,000 Public Records
• 2022-11-30 Sold (MLS) $130,000 WKRMLS
• 2022-10-31 Listed $124,900 WKRMLS
• 2022-07-12 Listed $75,000 WKRMLS
• 2015-04-20 Sold (Public Records) $45,000 Public Records
• 2012-06-25 Sold (Public Records) $46,305 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,288 · -1.5% YoY. Source: county tax records.