583 Union Ridge Rd · Benton, KY 42025

$125,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 29 Days on market

Built 1955 Average condition 1.61 ac lot Garage $114/sqft · 15% below area Est $147k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.2/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Charming cottage near KY Lake in the heart of Aurora! Situated on 1.61 acres with amazing 100 yr old shade trees, this inviting home offers a spacious layout with 2 bedrooms and 1 bath. Features include a convenient mudroom, oversized laundry room with pantry area and a 1 car garage. Enjoy relaxing mornings on the covered front porch while taking in the peaceful surroundings. Updates include new shower, replacement windows, HVAC system, and breaker panel. Whether you're searching for a full time residence, weekend getaway, or investment property, this property offers the perfect combination of charm, space and a desirable location just minutes from Kentucky Lake amenities.

Key facts

• Covered front porch
• Mudroom
• Breaker panel

Tags

• MUDROOM
• OVERSIZED LAUNDRY ROOM
• COVERED FRONT PORCH
• REPLACEMENT WINDOWS
• HVAC SYSTEM
• BREAKER PANEL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $493 ($6k/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: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.0% 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); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% FRL).
• Market conditions: 254 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 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.25% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $146,910
• List price: $125,000
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
583 Union Ridge Rd	0.00mi	2/1.0	1,100 (0%)	1mo	$125,000	$114	99
466 Union Ridge Rd	0.13mi	2/1.0	905 (-18%)	23mo	$152,000	$168	50
681 Ridge Loop	1.39mi	2/2.0	1,132 (+3%)	9mo	$151,900	$134	49
1303 Beal Rd	1.14mi	3/2.0 (+1)	994 (-10%)	3mo	$155,000	$156	38
113 Bratcher Ln	1.37mi	2/1.0	980 (-11%)	13mo	$182,500	$186	36
313 Bent Tree Estate Ln	1.16mi	2/1.0	913 (-17%)	11mo	$185,000	$203	31
195 Hidden Lake Rd	1.31mi	1/1.0 (-1)	912 (-17%)	6mo	$98,000	$107	30
139 Ridge Loop	1.26mi	2/1.5	1,288 (+17%)	15mo	$217,000	$168	26
1359 Beal Rd	1.19mi	3/2.5 (+1)	1,170 (+6%)	31mo	$43,000	$37	23
8269 Aurora Hwy	0.74mi	3/1.0 (+1)	1,336 (+22%)	15mo	$130,000	$97	23
23 Dogwood Pl	1.27mi	3/2.0 (+1)	1,232 (+12%)	23mo	$216,000	$175	17
690 Ridge Loop	1.43mi	3/2.0 (+1)	1,280 (+16%)	33mo	$87,900	$69	11

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 3.84×
• Total profit: $99,421
• Equity at exit: $112,610

10-year hold

• IRR: 31.7%
• Equity multiple: 8.66×
• Total profit: $267,990
• Equity at exit: $242,848

Cash invested: $35,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $179,000 ($213/sqft)
• Median days on market: 57 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -37.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 42025

• Home prices YoY: 7.1%
• Active inventory: 254
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $493

Break-even live

Break-even rent $940

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $564	-5% $528	+0% $493	+5% $458	+10% $422
Rent	-10% $369	-5% $431	+0% $493	+5% $555	+10% $616
Rate	-1.0pp $556	-0.5pp $525	base $493	+0.5pp $461	+1.0pp $428

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Attached garage (1 car)Circular driveway
• Utilities: Public waterSeptic tankCable available
• Home design: Single-family residenceOne story
• Construction: Frame construction with aluminum sidingShingle roof
• Exterior features: Level lotOutbuilding

Interior

• Kitchen: CooktopRefrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Insulated windowsCovered patio/porch
• Laundry & utility: Dryer

Listing history 24 events

1. 2026-07-09
   days on market $125,000 Active 29 DOM
2. 2026-07-08
   days on market $125,000 Active 28 DOM
3. 2026-07-07
   days on market $125,000 Active 27 DOM
4. 2026-07-06
   days on market $125,000 Active 26 DOM
5. 2026-07-05
   days on market $125,000 Active 25 DOM
6. 2026-07-04
   days on market $125,000 Active 24 DOM
7. 2026-07-03
   days on market $125,000 Active 23 DOM
8. 2026-07-02
   days on market $125,000 Active 22 DOM
9. 2026-07-01
   days on market $125,000 Active 21 DOM
10. 2026-06-30
    days on market $125,000 Active 20 DOM
11. 2026-06-29
    days on market $125,000 Active 19 DOM
12. 2026-06-28
    days on market $125,000 Active 18 DOM
13. 2026-06-27
    days on market $125,000 Active 17 DOM
14. 2026-06-26
    days on market $125,000 Active 15 DOM
15. 2026-06-22
    days on market $125,000 Active 12 DOM
16. 2026-06-21
    days on market $125,000 Active 11 DOM
17. 2026-06-19
    days on market $125,000 Active 9 DOM
18. 2026-06-18
    days on market $125,000 Active 8 DOM
19. 2026-06-17
    days on market $125,000 Active 7 DOM
20. 2026-06-16
    days on market $125,000 Active 6 DOM
21. 2026-06-15
    days on market $125,000 Active 5 DOM
22. 2026-06-14
    days on market $125,000 Active 3 DOM
23. 2026-06-12
    remarks 681-char remark
24. 2026-06-12
    listed $125,000 Active 2 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: $423 · $35/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$652/yr (+$54/mo · 154.1%)

ⓘ 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 1/10 Low
• 🌡 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: $18,771
• − Mortgage interest: −$7,002
• − Property taxes: −$423
• − Insurance: −$625
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,636
• Taxable income: $4,081
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,935/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 · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $5,500–$16,500 screening

A charming cottage with average exterior and interior condition, requiring minor repairs and maintenance to enhance its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet Appliances white

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Hvac (hvac) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Minor Kitchen flooring — Carpeted flooring in the kitchen shows some wear.
• Minor Living area flooring — Carpeted flooring in the living area shows some wear.
• Minor Exterior paint — Yellow siding shows some discoloration and wear.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can enhance curb appeal and home value. ↑
• Resale Replace carpet in kitchen and living area — New flooring can improve the home's appearance and functionality. ↑
• Both Trim and maintain landscaping — Well-maintained landscaping can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Jonathan Elementary School F KY #489/676 Nat'l #30,133/41,679 Middle South Marshall Middle F KY #146/217 Nat'l #8,861/14,009 High Marshall County High School F KY #151/254 Nat'l #11,740/17,239

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

C Composite livability gradescore 69/100

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

• County: Marshall · 30,647 people
• Population (ZIP): 19,238
• Household income: $66,919
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Exterior

• Parking: Attached garage (1 car)Circular driveway
• Utilities: Public waterSeptic tankCable available
• Home design: Single-family residenceOne story
• Construction: Frame construction with aluminum sidingShingle roof
• Exterior features: Level lotOutbuilding

Interior

• Kitchen: CooktopRefrigerator
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Insulated windowsCovered patio/porch
• Laundry & utility: Dryer

Price history

+0.0% since first listed

2 events — show timeline

• 2026-07-10 Sold (MLS) $125,000 WKRMLS
• 2026-06-10 Listed $125,000 WKRMLS

Property tax history

+14.4%/yr

Latest (2025): $423 · +1057.6% YoY. Source: county tax records.