55 Seminole Dr · Cadiz, KY 42211

$89,500

3 bd · 2.0 ba · 980 sqft · Other · 109 Days on market

Built 1984 0.92 ac lot $91/sqft · 49% below area Est $175k · 49% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new LAKE AREA RETREAT! Located just DOWN THE ROAD FROM THE LAKE, this property at 55 Seminole Drive offers the perfect balance of peace, privacy, and outdoor fun. Whether you are looking for a weekend getaway, a permanent residence, or a smart rental investment, this listing is LOCATED IN THE HEART OF THE BLUE SPRINGS AREA and is ready for you to start making memories. The property features a SPACIOUS LOT WITH ROOM FOR BOAT PARKING, making it ideal for fishermen and water lovers who need easy access to the action without the high waterfront taxes. You are just minutes away from MULTIPLE BOAT RAMPS and the pristine waters of Lake Barkley.

Key facts

• Lake area retreat
• Multiple boat ramps
• 0.92 acre lot

Tags

• LAKE AREA RETREAT
• MULTIPLE BOAT RAMPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: schools D+, amenities F, commute 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.
• Market conditions: 295 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 $619 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.85% ✓
• Cap rate: 16.69%
• Cash-on-cash: 37.15%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (median comp): $175,254
• List price: $89,500
• Delta: -48.93%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.0%
• Equity multiple: 2.39×
• Total profit: $34,878
• Equity at exit: $13,345

10-year hold

• IRR: 40.0%
• Equity multiple: 4.75×
• Total profit: $93,878
• Equity at exit: $7,738

Cash invested: $25,060 (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: 295
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $776

Break-even live

Break-even rent $673

Max offer price $89,500

Occupancy floor 48%

Sensitivity live

Price	-10% $826	-5% $801	+0% $776	+5% $750	+10% $725
Rent	-10% $645	-5% $710	+0% $776	+5% $841	+10% $907
Rate	-1.0pp $821	-0.5pp $799	base $776	+0.5pp $753	+1.0pp $729

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $89,500 Active 109 DOM
2. 2026-06-18
   days on market $89,500 Active 108 DOM
3. 2026-06-17
   days on market $89,500 Active 107 DOM
4. 2026-06-16
   days on market $89,500 Active 106 DOM
5. 2026-06-15
   days on market $89,500 Active 105 DOM
6. 2026-06-14
   days on market $89,500 Active 103 DOM
7. 2026-06-12
   days on market $89,500 Active 102 DOM
8. 2026-06-09
   days on market $89,500 Active 99 DOM
9. 2026-06-08
   days on market $89,500 Active 98 DOM
10. 2026-06-07
    days on market $89,500 Active 97 DOM
11. 2026-06-05
    days on market $89,500 Active 94 DOM
12. 2026-06-03
    days on market $89,500 Active 93 DOM
13. 2026-06-03
    days on market $89,500 Active 92 DOM
14. 2026-06-01
    days on market $89,500 Active 91 DOM
15. 2026-05-31
    days on market $89,500 Active 90 DOM
16. 2026-05-30
    days on market $89,500 Active 89 DOM
17. 2026-05-08
    price $94,900 661-char remark

    Show marketing remark (661 chars)

    Welcome to your new LAKE AREA RETREAT! Located just DOWN THE ROAD FROM THE LAKE, this property at 55 Seminole Drive offers the perfect balance of peace, privacy, and outdoor fun. Whether you are looking for a weekend getaway, a permanent residence, or a smart rental investment, this listing is LOCATED IN THE HEART OF THE BLUE SPRINGS AREA and is ready for you to start making memories. The property features a SPACIOUS LOT WITH ROOM FOR BOAT PARKING, making it ideal for fishermen and water lovers who need easy access to the action without the high waterfront taxes. You are just minutes away from MULTIPLE BOAT RAMPS and the pristine waters of Lake Barkley.

18. 2026-05-05
    listed $99,900 Active 656-char remark

    Show marketing remark (656 chars)

    Welcome to your new LAKE AREA RETREAT! Located just DOWN THE ROAD FROM THE LAKE, this property at 55 Seminole Drive offers theperfect balance of peace, privacy, and outdoor fun. Whether you are looking for a weekend getaway, a permanent residence, or a smart rentalinvestment, this listing is LOCATED IN THE HEART OF THE BLUE SPRINGS AREA and is ready for you to start making memories. Theproperty features a SPACIOUS LOT WITH ROOM FOR BOAT PARKING, making it ideal for fishermen and water lovers who need easy accessto the action without the high waterfront taxes. You are just minutes away from MULTIPLE BOAT RAMPS and the pristine waters of LakeBarkley.

19. 2026-04-01
    price $99,900 661-char remark

    Show marketing remark (661 chars)

    Welcome to your new LAKE AREA RETREAT! Located just DOWN THE ROAD FROM THE LAKE, this property at 55 Seminole Drive offers the perfect balance of peace, privacy, and outdoor fun. Whether you are looking for a weekend getaway, a permanent residence, or a smart rental investment, this listing is LOCATED IN THE HEART OF THE BLUE SPRINGS AREA and is ready for you to start making memories. The property features a SPACIOUS LOT WITH ROOM FOR BOAT PARKING, making it ideal for fishermen and water lovers who need easy access to the action without the high waterfront taxes. You are just minutes away from MULTIPLE BOAT RAMPS and the pristine waters of Lake Barkley.

20. 2026-03-02
    listed $106,900 Active 661-char remark

    Show marketing remark (661 chars)

    Welcome to your new LAKE AREA RETREAT! Located just DOWN THE ROAD FROM THE LAKE, this property at 55 Seminole Drive offers the perfect balance of peace, privacy, and outdoor fun. Whether you are looking for a weekend getaway, a permanent residence, or a smart rental investment, this listing is LOCATED IN THE HEART OF THE BLUE SPRINGS AREA and is ready for you to start making memories. The property features a SPACIOUS LOT WITH ROOM FOR BOAT PARKING, making it ideal for fishermen and water lovers who need easy access to the action without the high waterfront taxes. You are just minutes away from MULTIPLE BOAT RAMPS and the pristine waters of Lake Barkley.

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$465/yr (+$39/mo · 152.5%)

ⓘ 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: $19,865
• − Mortgage interest: −$5,013
• − Property taxes: −$305
• − Insurance: −$448
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$2,604
• Taxable income: $8,318
• Est. tax owed @ 24.0%: −$1,996
• After-tax cash flow: $7,313/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: 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

-11.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $94,900 WKRMLS
• 2026-05-05 Listed $99,900 HCTCBOR
• 2026-04-01 Price Changed $99,900 WKRMLS
• 2026-03-02 Listed $106,900 WKRMLS

Property tax history

+0.9%/yr

Latest (2025): $305 · -0.8% YoY. Source: county tax records.