96 Obryan Cir · Dexter, KY 42020

$124,900

2 bd · 2.0 ba · 1,624 sqft · Other · 14 Days on market

Built 1983 Fair condition 10,019 sqft lot

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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 +17.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

1983 Eagle Doublewide modular home situated in Calloway County conveniently located between Murray & Benton. New laminate flooring just installed throughout the home, no carpet! Metal roof was installed in 2021. Both of your bedrooms are oversized with large walk-in closets. The primary bedroom has an attached bathroom complete with double vanities and a closet for toiletries. The large, covered front porch was just recently installed as well! The oversized utility room has an office space and so much storage! Don't miss out on seeing this one!

Key facts

• 2021 roof
• Gas stove
• Fenced-in backyard

Tags

• HVAC SYSTEM
• 2021 ROOF
• FENCED-IN BACKYARD
• GAS STOVE

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Manufactured construction
• Exterior features: Metal roof

Interior

• Kitchen: Cooktop; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dryer; Electric water heater
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (12.6% below list).
• Recommended offer: $109k (12.6% below list) — sets the bar for 1% rule.

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, amenities F, commute 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.
• Zoned schools: North Calloway Elementary School (math 42% / reading 45%, grade F, #162 of 676 statewide, top 24%, 573 students, 69% FRL); Calloway County Middle School (math 38% / reading 52%, grade D, #35 of 217 statewide, top 16%, 674 students, 57% FRL); Calloway County High School (math 47% / reading 47%, grade D-, #18 of 254 statewide, top 7%, 856 students, 53% FRL).
• Market conditions: 18 active listings in the ZIP; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Calloway County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $109,172 (12.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.5

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: 26.9%
• Equity multiple: 3.14×
• Total profit: $74,673
• Equity at exit: $112,520

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $214,535
• Equity at exit: $242,653

Cash invested: $34,972 (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 42020

• Home prices YoY: 10.4%
• Active inventory: 18
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $105

Break-even live

Break-even rent $959

Max offer price $124,900

Occupancy floor 85%

Sensitivity live

Price	-10% $176	-5% $141	+0% $105	+5% $70	+10% $34
Rent	-10% $19	-5% $62	+0% $105	+5% $148	+10% $191
Rate	-1.0pp $168	-0.5pp $137	base $105	+0.5pp $73	+1.0pp $40

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $124,900 Active 14 DOM
2. 2026-06-19
   days on market $124,900 Active 12 DOM
3. 2026-06-18
   days on market $124,900 Active 11 DOM
4. 2026-06-17
   price $124,900 Active 10 DOM
5. 2026-06-17
   days on market $127,700 Active 10 DOM
6. 2026-06-16
   days on market $127,700 Active 9 DOM
7. 2026-06-15
   days on market $127,700 Active 8 DOM
8. 2026-06-14
   days on market $127,700 Active 6 DOM
9. 2026-06-12
   days on market $127,700 Active 5 DOM
10. 2026-06-09
    days on market $127,700 Active 2 DOM
11. 2026-06-08
    remarks 687-char remark
12. 2026-06-08
    listed $127,700 Active 1 DOM

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $1,074 · $90/mo
• Expected delta: +$471/yr (+$39/mo · 78.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,101
• − Mortgage interest: −$6,996
• − Property taxes: −$603
• − Insurance: −$624
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,633
• Taxable loss: −$853
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,467/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with average condition across most areas. It has a good roof and a 2023 HVAC system, but needs updates to the interior walls and kitchen cabinets to enhance its resale and rental value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden deck — slight wear
• Minor wooden deck — slight wear

Value-add opportunities

• Resale paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale update kitchen cabinets — Modernizing the kitchen can increase the home's appeal and value
• Resale update bathrooms — Updating bathrooms can significantly boost the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden deck · slight wear	Minor	$500–3,000
wooden deck · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale update kitchen cabinets — Modernizing the kitchen can increase the home's appeal and value ↑
• Resale update bathrooms — Updating bathrooms can significantly boost the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Dexter, KY
• Population (ZIP): 2,215

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Italian 7% Scotch-Irish 2% Slovak 1%
• Foreign-born: 0%

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: ▲ 25.44%
• Current HPI: 269.0871
• 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

+96.5% since first listed

3 events — show timeline

• 2026-06-08 Listed $127,700 WKRMLS
• 2022-08-31 Sold (MLS) $65,000 WKRMLS
• 2022-07-14 Listed $65,000 WKRMLS

Property tax history

+77.6%/yr

Latest (2025): $603 · +1.2% YoY. Source: county tax records.