125 Barclay St · Clinton, KY 42031

$88,000

3 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 90 Days on market

0.30 ac lot Est $127k · 30% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +3.7/10.0
• Appreciation +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of potential with this 3 bedroom 2 bath home with living room and family room, 1 car carport, and a nice corner lot.

Key facts

• Corner lot
• Outdoor room
• 0.3 acre lot

Tags

• CORNER LOT
• OUTDOOR ROOM

Property features AI

Finance

• Other: Residential property; Directions: From Hickman County Court House turn onto E Clay St (ST RT 123E). Turn left onto Barclay Street. The house is at the corner of McMorris & Barclay St.

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Single family residence
• Exterior features: Corner lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Corner lot location (property on a corner)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#369 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hickman County (rural): math 41% / reading 49% proficiency, ranked #24 of 165 in KY (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hickman County Elementary School (math 42% / reading 47%, grade F, #148 of 676 statewide, top 24%, 421 students, 58% FRL); Hickman County High School (math 37% / reading 47%, grade F, #32 of 254 statewide, top 13%, 302 students, 57% FRL).
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hickman County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $88k implies a 572% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.34%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $126,616
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Hopkins Dr	0.39mi	3/1.5	1,286 (-0%)	20mo	$128,000	$100	62
301 Richmond Dr	0.32mi	2/2.0 (-1)	1,429 (+11%)	7mo	$140,000	$98	57
408 Hopkins Dr	0.46mi	3/1.0	1,211 (-6%)	12mo	$106,000	$88	54
520 Elm St	0.28mi	2/2.0 (-1)	1,450 (+12%)	16mo	$103,000	$71	48

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $5,760
• Equity at exit: $13,121

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $30,685
• Equity at exit: $7,609

Cash invested: $24,640 (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 42031

• Home prices YoY: -1.3%
• Active inventory: 22
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $315

Break-even live

Break-even rent $656

Max offer price $88,000

Occupancy floor 65%

Sensitivity live

Price	-10% $365	-5% $340	+0% $315	+5% $290	+10% $265
Rent	-10% $232	-5% $273	+0% $315	+5% $357	+10% $398
Rate	-1.0pp $359	-0.5pp $337	base $315	+0.5pp $292	+1.0pp $269

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $88,000 Active 90 DOM
2. 2026-06-17
   days on market $88,000 Active 89 DOM
3. 2026-06-16
   days on market $88,000 Active 88 DOM
4. 2026-06-15
   days on market $88,000 Active 87 DOM
5. 2026-06-13
   days on market $88,000 Active 85 DOM
6. 2026-06-12
   days on market $88,000 Active 84 DOM
7. 2026-06-09
   days on market $88,000 Active 81 DOM
8. 2026-06-08
   days on market $88,000 Active 80 DOM
9. 2026-06-07
   days on market $88,000 Active 79 DOM
10. 2026-06-07
    days on market $88,000 Active 78 DOM
11. 2026-06-04
    days on market $88,000 Active 75 DOM
12. 2026-06-02
    days on market $88,000 Active 74 DOM
13. 2026-06-01
    days on market $88,000 Active 73 DOM
14. 2026-05-31
    days on market $88,000 Active 72 DOM
15. 2026-05-31
    days on market $88,000 Active 71 DOM
16. 2026-04-28
    price $93,000
17. 2026-03-20
    listed $97,000 Active
18. 2020-01-31
    soldstatus $13,100 121-char remark

    Show marketing remark (121 chars)

    Lots of potential with this 3 bedroom 2 bath home with living room and family room, 1 car carport, and a nice corner lot.

19. 2020-01-17
    soldstatus $13,100
20. 2019-09-24
    listed $14,000 121-char remark

    Show marketing remark (121 chars)

    Lots of potential with this 3 bedroom 2 bath home with living room and family room, 1 car carport, and a nice corner lot.

21. 2019-05-30
    soldstatus $21,440
22. 1996-09-01
    soldstatus $31,000

ⓘ 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: $244 · $20/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$512/yr (+$43/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 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: $12,660
• − Mortgage interest: −$4,929
• − Property taxes: −$244
• − Insurance: −$440
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,560
• Taxable income: $2,461
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,189/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: Hickman County
• NCES district ID: 2102790
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 49% ▼ -5.00%
• Median HH income: $37,542
• Composite: 37.42/100
• National rank: #4421
• State rank: #24 of 165 in KY

Livability — Clinton

• Score: 61/100
• State rank: #369
• US rank: #17542

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, KY
• Population (ZIP): 3,388

Population outlook (Hickman County) Hauer SSP2

• Today (2025): 4,255 people
• By 2030: 4,018 · -5.6%
• By 2040: 3,511 · -17.5%
• By 2050: 3,026 · -28.9%
• By 2075: 2,090 · -50.9%
• By 2100: 1,322 · -68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 12% Two or more races 3%
• Common ancestry: Lithuanian 1% Scottish 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hickman

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -34.6pp toward R · 2008: -26.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+57.1 2016: R+56.0 2012: R+34.8 2008: R+26.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.41%
• Current HPI: 260.197
• 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

+200.0% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $93,000 WKRMLS
• 2026-03-20 Listed $97,000 WKRMLS
• 2020-01-31 Sold (MLS) $13,100 WKRMLS
• 2020-01-17 Sold (Public Records) $13,100 Public Records
• 2019-09-24 Listed $14,000 WKRMLS
• 2019-05-30 Sold (Public Records) $21,440 Public Records
• 1996-09-01 Sold (Public Records) $31,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $244 · +9.4% YoY. Source: county tax records.