418 Powell St · Benton, KY 42025

$227,500

3 bd · 1.0 ba · 1,224 sqft · Other public records · 211 Days on market

Built 1993 1.01 ac lot $186/sqft · 24% above area Est $204k · 12% over

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Why this score? — see what drove the D 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 +11.8/30.0
• Appreciation +10.0/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks MLS

Move-in ready home just outside of Draffenville in Marshall County. The three bedroom home boasts open concept kitchen, dining and living with a bedroom downstairs and full bathroom. Upstairs there are two more bedrooms and bathroom with stand up shower. At the top of the stairs there is an open area for an office, crafting, TV watching or gaming. The detached garage can store all of your toys for the lake or 4-wheeling. There are two driveways for plenty of parking and access from both Powell St. and Ruth St. The screened-in front porch allows you to enjoy the outdoors year round or enjoy a cup of coffee or glass of tea! Location is convenient to school, grocery, and hospital. A short drive to the lake, Paducah or Murray. All this property needs is YOU!

Key facts

• Two driveways
• Open concept kitchen
• Full bathroom

Tags

• OPEN CONCEPT KITCHEN
• FULL BATHROOM
• STAND UP SHOWER
• OPEN AREA FOR OFFICE
• DETACHED GARAGE
• TWO DRIVEWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $228k.

Deal economics

• At list price, monthly cash flow is $-62 ($-749/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (24.9% below list).
• Recommended offer: $171k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% in Benton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Calvert City Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 281 students, 63% FRL); North Marshall Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 497 students, 45% FRL); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% 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 + $23k 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 $64k 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 211 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $228k implies a 90% 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 $170,896 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (median comp): $203,697
• List price: $227,500
• Delta: 11.69%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $119,853
• Equity at exit: $204,950

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $355,931
• Equity at exit: $441,982

Cash invested: $63,700 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$1,193
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-62

Break-even live

Break-even rent $1,788

Max offer price $216,468

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $2	+0% $-62	+5% $-127	+10% $-191
Rent	-10% $-197	-5% $-130	+0% $-62	+5% $5	+10% $73
Rate	-1.0pp $52	-0.5pp $-5	base $-62	+0.5pp $-121	+1.0pp $-181

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $227,500 Active 211 DOM
2. 2026-06-19
   days on market $227,500 Active 209 DOM
3. 2026-06-18
   days on market $227,500 Active 208 DOM
4. 2026-06-17
   days on market $227,500 Active 207 DOM
5. 2026-06-16
   days on market $227,500 Active 206 DOM
6. 2026-06-15
   days on market $227,500 Active 205 DOM
7. 2026-06-14
   days on market $227,500 Active 203 DOM
8. 2026-06-12
   days on market $227,500 Active 202 DOM
9. 2026-06-09
   days on market $227,500 Active 199 DOM
10. 2026-06-08
    days on market $227,500 Active 198 DOM
11. 2026-06-07
    days on market $227,500 Active 197 DOM
12. 2026-06-03
    days on market $227,500 Active 193 DOM
13. 2026-06-02
    days on market $227,500 Active 192 DOM
14. 2026-06-01
    days on market $227,500 Active 191 DOM
15. 2026-05-31
    days on market $227,500 Active 190 DOM
16. 2026-05-30
    days on market $227,500 Active 189 DOM
17. 2026-03-10
    price $227,500 764-char remark

    Show marketing remark (764 chars)

    Move-in ready home just outside of Draffenville in Marshall County. The three bedroom home boasts open concept kitchen, dining and living with a bedroom downstairs and full bathroom. Upstairs there are two more bedrooms and bathroom with stand up shower. At the top of the stairs there is an open area for an office, crafting, TV watching or gaming. The detached garage can store all of your toys for the lake or 4-wheeling. There are two driveways for plenty of parking and access from both Powell St. and Ruth St. The screened-in front porch allows you to enjoy the outdoors year round or enjoy a cup of coffee or glass of tea! Location is convenient to school, grocery, and hospital. A short drive to the lake, Paducah or Murray. All this property needs is YOU!

18. 2026-01-01
    price $239,900 764-char remark

    Show marketing remark (764 chars)

    Move-in ready home just outside of Draffenville in Marshall County. The three bedroom home boasts open concept kitchen, dining and living with a bedroom downstairs and full bathroom. Upstairs there are two more bedrooms and bathroom with stand up shower. At the top of the stairs there is an open area for an office, crafting, TV watching or gaming. The detached garage can store all of your toys for the lake or 4-wheeling. There are two driveways for plenty of parking and access from both Powell St. and Ruth St. The screened-in front porch allows you to enjoy the outdoors year round or enjoy a cup of coffee or glass of tea! Location is convenient to school, grocery, and hospital. A short drive to the lake, Paducah or Murray. All this property needs is YOU!

19. 2025-11-22
    listed $249,900 Active 764-char remark

    Show marketing remark (764 chars)

    Move-in ready home just outside of Draffenville in Marshall County. The three bedroom home boasts open concept kitchen, dining and living with a bedroom downstairs and full bathroom. Upstairs there are two more bedrooms and bathroom with stand up shower. At the top of the stairs there is an open area for an office, crafting, TV watching or gaming. The detached garage can store all of your toys for the lake or 4-wheeling. There are two driveways for plenty of parking and access from both Powell St. and Ruth St. The screened-in front porch allows you to enjoy the outdoors year round or enjoy a cup of coffee or glass of tea! Location is convenient to school, grocery, and hospital. A short drive to the lake, Paducah or Murray. All this property needs is YOU!

20. 2018-06-15
    soldstatus $120,000 1-char remark

    Show marketing remark (1 chars)

    2

21. 2018-05-12
    listed $120,000 1-char remark

    Show marketing remark (1 chars)

    2

22. 2015-03-18
    soldstatus $90,000
23. 2012-08-22
    soldstatus $110,000
24. 2011-04-01
    soldstatus $49,500

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,956 · $163/mo
• Expected delta: +$460/yr (+$38/mo · 30.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $20,508
• − Mortgage interest: −$12,744
• − Property taxes: −$1,496
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$6,618
• Taxable loss: −$4,769
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $395/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

+359.6% since first listed

8 events — show timeline

• 2026-03-10 Price Changed $227,500 WKRMLS
• 2026-01-01 Price Changed $239,900 WKRMLS
• 2025-11-22 Listed $249,900 WKRMLS
• 2018-06-15 Sold (MLS) $120,000 WKRMLS
• 2018-05-12 Listed $120,000 WKRMLS
• 2015-03-18 Sold (Public Records) $90,000 Public Records
• 2012-08-22 Sold (Public Records) $110,000 Public Records
• 2011-04-01 Sold (Public Records) $49,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,496 · -1.5% YoY. Source: county tax records.