1833 New Hope Rd · Cadiz, KY 42211

$140,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 54 Days on market

Built 1996 Fair condition 0.70 ac lot $109/sqft · 32% below area Est $208k · 33% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this adorable country home only 6 miles from Cadiz. Lots of mature trees, fruit trees, and beautiful scenery. This basement home has very low utility bills and windows all around. Kitchen and living room are open floor plan with propane fireplace. Lots of privacy and beautiful yard to enjoy. Come make this your new home today!!

Key facts

• Open floor plan
• Propane fireplace
• Country home

Tags

• COUNTRY HOME
• MATURE TREES
• FRUIT TREES
• OPEN FLOOR PLAN
• PROPANE FIREPLACE
• LOW UTILITY BILLS

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Attached carport (1 covered space, 1 total parking space)
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof; Existing year built; One level
• Exterior features: Lot about 0.7 acre; Water available

Interior

• Kitchen: Eat-in kitchen; Oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Concrete; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Wall/window air conditioning units
• Interior features: Living room with fireplace; Basement (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% in Cadiz — 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 62/100 on livability (#354 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.
• Trigg County (town): math 23% / reading 40% proficiency, ranked #90 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trigg County Intermediate School (math 24% / reading 38%, grade F, #378 of 676 statewide, top 57%, 384 students, 62% FRL); Trigg County High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• Market conditions: 302 active listings in the ZIP; 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Trigg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $208,409
• List price: $140,000
• Delta: -32.82%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,129
• Equity at exit: $20,874

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $22,525
• Equity at exit: $12,105

Cash invested: $39,200 (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 42211

• Active inventory: 302
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $307

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 76%

Sensitivity live

Price	-10% $403	-5% $355	+0% $307	+5% $258	+10% $210
Rent	-10% $179	-5% $243	+0% $307	+5% $370	+10% $434
Rate	-1.0pp $377	-0.5pp $342	base $307	+0.5pp $270	+1.0pp $233

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $140,000 Active 54 DOM
2. 2026-06-19
   days on market $140,000 Active 52 DOM
3. 2026-06-18
   days on market $140,000 Active 51 DOM
4. 2026-06-17
   days on market $140,000 Active 50 DOM
5. 2026-06-16
   days on market $140,000 Active 49 DOM
6. 2026-06-15
   days on market $140,000 Active 48 DOM
7. 2026-06-14
   days on market $140,000 Active 46 DOM
8. 2026-06-12
   days on market $140,000 Active 45 DOM
9. 2026-06-09
   days on market $140,000 Active 42 DOM
10. 2026-06-08
    days on market $140,000 Active 41 DOM
11. 2026-06-07
    days on market $140,000 Active 40 DOM
12. 2026-06-05
    days on market $140,000 Active 37 DOM
13. 2026-06-03
    days on market $140,000 Active 36 DOM
14. 2026-06-03
    days on market $140,000 Active 35 DOM
15. 2026-06-01
    days on market $140,000 Active 34 DOM
16. 2026-05-31
    days on market $140,000 Active 33 DOM
17. 2026-05-30
    days on market $140,000 Active 32 DOM
18. 2026-04-28
    listed $140,000 Active 341-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $19,355
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,073
• Taxable income: $1,543
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,310/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 · 12 photos

Fair 45/100 Moderate rehab

This ranch-style home requires moderate renovations to update the kitchen and bathroom, which would significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor bathroom fixtures — standard fixtures need updating
• Moderate kitchen countertops — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and countertops — enhances both resale and rental value
• Both update bathroom fixtures — enhances both resale and rental value
• Both paint interior walls — enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures need updating	Minor	$500–3,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — enhances both resale and rental value ↑
• Both update bathroom fixtures — enhances both resale and rental value ↑
• Both paint interior walls — enhances both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Trigg County
• NCES district ID: 2105580
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $44,636
• Composite: 26.87/100
• National rank: #7100
• State rank: #90 of 165 in KY

Livability — Cadiz

• Score: 62/100
• State rank: #354
• US rank: #16772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,912

Population outlook (Trigg County) Hauer SSP2

• Today (2025): 14,071 people
• By 2030: 13,950 · -0.9%
• By 2040: 13,575 · -3.5%
• By 2050: 13,065 · -7.1%
• By 2075: 11,990 · -14.8%
• By 2100: 10,802 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 2%

Political lean MEDSL · Trigg

• 2024 margin: Solid R (+52.4) · D 23.2% · R 75.5% · Other 1.3%
• 2008→2024 swing: -22.6pp toward R · 2008: -29.8pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+50.1 2016: R+49.6 2012: R+35.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.15%
• Current HPI: 130.8351
• 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

1 event — show timeline

• 2026-04-28 Listed $140,000 REALTRACS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2025): $222 · -0.7% YoY. Source: county tax records.