331 Cope Rd · Benton, KY 42025

$225,000

4 bd · 2.0 ba · 1,660 sqft · Other · 19 Days on market

0.50 ac 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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.5/10.0
• 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

RENOVATED 4 Bed 2 Bath home in Benton. This home features a split floor plan with the Master Suite on one end of the home and 3 bedrooms and 1 full bath on the other end of the home. Home also features an open kitchen/dining/living area and a nice back deck looking out to a large backyard. The home was built in 2011, but has just been renovated. Complete new kitchen featuring granite counter tops, new cabinets, and new stainless appliances. Home also has a large utility room that could be large enough to convert a portion of it into a pantry and it is located just off the kitchen. New flooring throughout including hardwood and 18" ceramic tile. 3 bedrooms have nice deep closets and Master Suite includes a walk-in closet. $166,500!!

Key facts

• Large deck
• Split floor plan
• Stainless appliances

Tags

• LARGE DECK
• NEWER ABOVE GROUND POOL
• SPLIT FLOOR PLAN
• GRANITE COUNTER TOPS
• STAINLESS APPLIANCES
• LARGE UTILITY ROOM

Property features AI

Finance

• HOA & community: Located in the Southwind subdivision

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; 1 story; Frame construction with vinyl siding
• Construction: Composition roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Cooktop; Electric water heater
• Flooring: Ceramic tile; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Walk-in closets; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $190k (15.5% below list).
• Recommended offer: $190k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Benton Elementary School (math 36% / reading 41%, grade F, #234 of 676 statewide, top 36%, 527 students, 51% FRL); South Marshall Middle (math 21% / reading 39%, grade F, #146 of 217 statewide, top 69%, 462 students, 55% FRL).
• 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $160k; 41% 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 $190,194 (15.5% 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: 0.85% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.9

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $127,981
• Equity at exit: $202,698

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $372,448
• Equity at exit: $437,126

Cash invested: $63,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $86

Break-even live

Break-even rent $1,793

Max offer price $225,000

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $225,000 Pending 19 DOM
2. 2026-06-16
   days on market $225,000 Active 19 DOM
3. 2026-06-15
   days on market $225,000 Active 18 DOM
4. 2026-06-14
   days on market $225,000 Active 16 DOM
5. 2026-06-12
   days on market $225,000 Active 15 DOM
6. 2026-06-09
   days on market $225,000 Active 12 DOM
7. 2026-06-08
   days on market $225,000 Active 11 DOM
8. 2026-06-07
   days on market $225,000 Active 10 DOM
9. 2026-06-03
   days on market $225,000 Active 6 DOM
10. 2026-06-02
    days on market $225,000 Active 5 DOM
11. 2026-06-01
    days on market $225,000 Active 4 DOM
12. 2026-05-31
    days on market $225,000 Active 3 DOM
13. 2026-05-30
    days on market $225,000 Active 2 DOM
14. 2026-05-27
    listed $225,000 Active
15. 2019-01-23
    soldstatus $159,900
16. 2019-01-17
    soldstatus $159,900 746-char remark

    Show marketing remark (746 chars)

    RENOVATED 4 Bed 2 Bath home in Benton. This home features a split floor plan with the Master Suite on one end of the home and 3 bedrooms and 1 full bath on the other end of the home. Home also features an open kitchen/dining/living area and a nice back deck looking out to a large backyard. The home was built in 2011, but has just been renovated. Complete new kitchen featuring granite counter tops, new cabinets, and new stainless appliances. Home also has a large utility room that could be large enough to convert a portion of it into a pantry and it is located just off the kitchen. New flooring throughout including hardwood and 18" ceramic tile. 3 bedrooms have nice deep closets and Master Suite includes a walk-in closet. $166,500!!

17. 2018-08-23
    listed $166,500 746-char remark

    Show marketing remark (746 chars)

    RENOVATED 4 Bed 2 Bath home in Benton. This home features a split floor plan with the Master Suite on one end of the home and 3 bedrooms and 1 full bath on the other end of the home. Home also features an open kitchen/dining/living area and a nice back deck looking out to a large backyard. The home was built in 2011, but has just been renovated. Complete new kitchen featuring granite counter tops, new cabinets, and new stainless appliances. Home also has a large utility room that could be large enough to convert a portion of it into a pantry and it is located just off the kitchen. New flooring throughout including hardwood and 18" ceramic tile. 3 bedrooms have nice deep closets and Master Suite includes a walk-in closet. $166,500!!

18. 2018-05-22
    soldstatus $92,500 401-char remark

    Show marketing remark (401 chars)

    Roomy four bedroom/two bath foreclosure in established neighborhood. Split bedroom plan and open concept living/dining/kitchen. Extra large utility room. Deck on rear of house. Half acre lot. Master bedroom has walk-in closet and ensuite bath. No appliances on site. The original owner was putting in a water drainage system around house that was to drain to the street, not completed. Priced to sell.

19. 2018-04-10
    soldstatus $77,500
20. 2018-03-21
    listed $98,400 401-char remark

    Show marketing remark (401 chars)

    Roomy four bedroom/two bath foreclosure in established neighborhood. Split bedroom plan and open concept living/dining/kitchen. Extra large utility room. Deck on rear of house. Half acre lot. Master bedroom has walk-in closet and ensuite bath. No appliances on site. The original owner was putting in a water drainage system around house that was to drain to the street, not completed. Priced to sell.

21. 2011-02-25
    soldstatus $120,000
22. 2010-10-30
    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: $1,711 · $143/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$224/yr (+$19/mo · 13.1%)

ⓘ 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 6/10 Major 7 d/yr ≥108°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: $22,823
• − Mortgage interest: −$12,603
• − Property taxes: −$1,711
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,545
• Taxable loss: −$2,813
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $1,711/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

• Census place: Benton, KY
• 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

+1700.0% since first listed

9 events — show timeline

• 2026-05-27 Listed $225,000 WKRMLS
• 2019-01-23 Sold (Public Records) $159,900 Public Records
• 2019-01-17 Sold (MLS) $159,900 WKRMLS
• 2018-08-23 Listed $166,500 WKRMLS
• 2018-05-22 Sold (MLS) $92,500 WKRMLS
• 2018-04-10 Sold (Public Records) $77,500 Public Records
• 2018-03-21 Listed $98,400 WKRMLS
• 2011-02-25 Sold (Public Records) $120,000 Public Records
• 2010-10-30 Sold (Public Records) $12,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,711 · -1.7% YoY. Source: county tax records.