407 Harold King Dr · Benton, KY 42025

$99,900

2 bd · 1.0 ba · 720 sqft · Other public records · 52 Days on market

Built 1961 7,405 sqft lot

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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 +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

AFFORDABLE BENTON LIVING-2 BEDROOM 1 BATH BUNGALOW-FRAME WITH VINYL SIDING WITH BRICK TRIM-UPDATED KITCHEN WITH REAL OAK WOOD CABINETS-SITTING A LEVEL APPROX. 50 X 150 SIZE LOT-WHICH GOES FROM STREET TO STREET FOR FUTURE USE--SERVICED BY BENTON GAS-WATER-SEWER-GARBAGE PICK UP-BENTON ELECTRIC-HAS CABLE & TELEPHONE AVAILABLE-HAS NATURAL GAS PAC HVAC-ELECTRIC HOT WATER HEATER-PRESENT OWNER TOOK UP CARPET AND PUT DOWN VINYL PLANKING IN LIVINGROOM & BEDROOMS-PREVI0US OWNERS SAYS THERE WAS HARDWOOD FOR ORIGINAL FLOORING-ATTACHED 1 CAR CARPORT-BACK YARD IS PERFECT FOR GARDEN SPACE-OUTBUILDING-FENCING FOR PET---$99,900 MLS #136443

Key facts

• Sitting a level lot
• Outbuilding
• Fencing for pet

Tags

• UPDATED KITCHEN
• REAL OAK WOOD CABINETS
• SITTING A LEVEL LOT
• BACK YARD FOR GARDEN SPACE
• OUTBUILDING
• FENCING FOR PET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.9% 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: schools D, 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.
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $50k; list at $100k implies a 100% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1961 — 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: 1.40% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.71%
• DSCR: 1.97
• GRM: 5.9

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: 40.5%
• Equity multiple: 4.10×
• Total profit: $86,614
• Equity at exit: $89,998

10-year hold

• IRR: 34.9%
• Equity multiple: 9.21×
• Total profit: $229,646
• Equity at exit: $194,084

Cash invested: $27,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $506

Break-even live

Break-even rent $763

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $563	-5% $534	+0% $506	+5% $478	+10% $450
Rent	-10% $395	-5% $451	+0% $506	+5% $562	+10% $617
Rate	-1.0pp $556	-0.5pp $532	base $506	+0.5pp $480	+1.0pp $454

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   days on market $99,900 Active 52 DOM
2. 2026-06-02
   days on market $99,900 Active 51 DOM
3. 2026-06-01
   days on market $99,900 Active 50 DOM
4. 2026-05-31
   days on market $99,900 Active 49 DOM
5. 2026-05-30
   days on market $99,900 Active 48 DOM
6. 2026-04-12
   listed $99,900 Active 644-char remark

   Show marketing remark (644 chars)

   AFFORDABLE BENTON LIVING-2 BEDROOM 1 BATH BUNGALOW-FRAME WITH VINYL SIDING WITH BRICK TRIM-UPDATED KITCHEN WITH REAL OAK WOOD CABINETS-SITTING A LEVEL APPROX. 50 X 150 SIZE LOT-WHICH GOES FROM STREET TO STREET FOR FUTURE USE--SERVICED BY BENTON GAS-WATER-SEWER-GARBAGE PICK UP-BENTON ELECTRIC-HAS CABLE & TELEPHONE AVAILABLE-HAS NATURAL GAS PAC HVAC-ELECTRIC HOT WATER HEATER-PRESENT OWNER TOOK UP CARPET AND PUT DOWN VINYL PLANKING IN LIVINGROOM & BEDROOMS-PREVI0US OWNERS SAYS THERE WAS HARDWOOD FOR ORIGINAL FLOORING-ATTACHED 1 CAR CARPORT-BACK YARD IS PERFECT FOR GARDEN SPACE-OUTBUILDING-FENCING FOR PET---$99,900 MLS #136443

7. 2021-10-06
   soldstatus $50,000 476-char remark

   Show marketing remark (476 chars)

   BENTON CITY-2 BEDROOM-1 BATH BUNGALOW WITH CARPORT-SITTING ON A NICE LEVEL LOT OF 50' X 150' THAT APPEARS TO EXTEND TO THE BACK STREET-CONVENIENT FOR PARKING IN THE REAR OR BUILDING A GARAGE WITH ENTRANCE OFF THAT STREET-IT HAS HARDWOOD UNDER CARPET-FEATURES EAT IN KITCHEN-LIVINGROOM-HALL BATH-2 BEDROOMS-UTILITY ROOM THAT COMES IN OFF CARPORT AND GOES INTO KITCHEN-SINGLE CAR CARPORT-EXTERIOR IS VINYL AND BRICK-407 HAROLD KING DR-IMMEDIATE POSSESSION-$79,900.00 MLS #114146

8. 2021-09-13
   listed $79,900 476-char remark

   Show marketing remark (476 chars)

   BENTON CITY-2 BEDROOM-1 BATH BUNGALOW WITH CARPORT-SITTING ON A NICE LEVEL LOT OF 50' X 150' THAT APPEARS TO EXTEND TO THE BACK STREET-CONVENIENT FOR PARKING IN THE REAR OR BUILDING A GARAGE WITH ENTRANCE OFF THAT STREET-IT HAS HARDWOOD UNDER CARPET-FEATURES EAT IN KITCHEN-LIVINGROOM-HALL BATH-2 BEDROOMS-UTILITY ROOM THAT COMES IN OFF CARPORT AND GOES INTO KITCHEN-SINGLE CAR CARPORT-EXTERIOR IS VINYL AND BRICK-407 HAROLD KING DR-IMMEDIATE POSSESSION-$79,900.00 MLS #114146

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$414/yr (+$34/mo · 92.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 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: $16,843
• − Mortgage interest: −$5,596
• − Property taxes: −$446
• − Insurance: −$500
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,906
• Taxable income: $4,701
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,946/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

+25.0% since first listed

3 events — show timeline

• 2026-04-12 Listed $99,900 WKRMLS
• 2021-10-06 Sold (MLS) $50,000 WKRMLS
• 2021-09-13 Listed $79,900 WKRMLS

Property tax history

+50.9%/yr

Latest (2025): $446 · -1.7% YoY. Source: county tax records.