730 Tubbs Rd · Benton, KY 42025

$124,900

2 bd · 1.0 ba · 1,104 sqft · Other public records · 35 Days on market

Built 1971 0.91 ac lot $113/sqft · at area comps Est $126k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.8/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable country living with room to breathe! Situated on approximately 0.91 acres just minutes from Benton and Kentucky Lake, this 3 bed 1 bath updated home offers the perfect mix of peaceful rural setting and convenient location. Recent improvements within the last 4-5 years include a new HVAC system, new septic system, and numerous interior updates that make this home move-in ready. Features include a detached 1-car garage, covered porch, spacious yard, and updated finishes throughout. Ideal for first-time homebuyers, weekend lake property seekers, or anyone looking to downsize without sacrificing outdoor space. Hard to find this combination of updates, acreage, and location at this pr

Key facts

• Covered porch
• Spacious yard
• New septic system

Tags

• APPROXIMATELY 0.91 ACRES
• NEW HVAC SYSTEM
• NEW SEPTIC SYSTEM
• DETACHED 1-CAR GARAGE
• COVERED PORCH
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Septic tank sewer
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: Covered patio/porch; Deck

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Dishwasher; Dryer; Microwave; Refrigerator; Cooktop; Electric water heater; Crawl space basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 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

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $125k implies a 899% gain — meaningful room to come down on a strong offer.

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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.19%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $125,835
• List price: $124,900
• Delta: -0.74%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.3%
• Equity multiple: 4.02×
• Total profit: $105,447
• Equity at exit: $112,520

10-year hold

• IRR: 33.9%
• Equity multiple: 9.03×
• Total profit: $280,949
• 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 42025

• Home prices YoY: 7.1%
• Active inventory: 178
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $588

Break-even live

Break-even rent $932

Max offer price $124,900

Occupancy floor 60%

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 17 events

1. 2026-06-19
   days on market $124,900 Active 35 DOM
2. 2026-06-18
   days on market $124,900 Active 34 DOM
3. 2026-06-17
   days on market $124,900 Active 33 DOM
4. 2026-06-16
   days on market $124,900 Active 32 DOM
5. 2026-06-15
   days on market $124,900 Active 31 DOM
6. 2026-06-14
   days on market $124,900 Active 29 DOM
7. 2026-06-12
   days on market $124,900 Active 28 DOM
8. 2026-06-09
   days on market $124,900 Active 25 DOM
9. 2026-06-08
   days on market $124,900 Active 24 DOM
10. 2026-06-07
    days on market $124,900 Active 23 DOM
11. 2026-06-03
    days on market $124,900 Active 19 DOM
12. 2026-06-02
    days on market $124,900 Active 18 DOM
13. 2026-06-01
    days on market $124,900 Active 17 DOM
14. 2026-05-31
    days on market $124,900 Active 16 DOM
15. 2026-05-30
    pricedays on market $124,900 Active 15 DOM
16. 2026-05-15
    listed $149,900 Active 709-char remark
17. 2011-09-22
    soldstatus $12,500

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $1,074 · $90/mo
• Expected delta: +$727/yr (+$61/mo · 209.7%)

ⓘ 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 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,117
• − Mortgage interest: −$6,996
• − Property taxes: −$347
• − Insurance: −$624
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$3,633
• Taxable income: $5,297
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $5,790/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

+899.2% since first listed

3 events — show timeline

• 2026-05-30 Price Changed $124,900 WKRMLS
• 2026-05-15 Listed $149,900 WKRMLS
• 2011-09-22 Sold (Public Records) $12,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $347 · -1.5% YoY. Source: county tax records.