66 Skylark St · Hickory, KY 42051

$159,900

3 bd · 1.5 ba · 1,462 sqft · SingleFamily public records · 111 Days on market

Built 1900 0.50 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NIce brick home in N Graves County. Home is located half way between Mayfield and Paducah and feaqtures 3 bedrooms, 1.5 baths, Large living room, kitchen and dining area. Home has a 1 car carport and a nice sized yard. KItchen was updated in 2023.

Key facts

• Nice sized yard
• Brick home
• Updated kitchen

Tags

• BRICK HOME
• UPDATED KITCHEN
• 1 CAR CARPORT
• NICE SIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#515 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Symsonia Elementary School (math 62% / reading 52%, grade C+, #47 of 676 statewide, top 8%, 369 students, 60% FRL); Graves County Middle School (math 37% / reading 52%, grade D, #36 of 217 statewide, top 18%, 621 students, 53% FRL); Graves County High School (math 35% / reading 40%, grade F, #57 of 254 statewide, top 22%, 1,096 students, 49% FRL).
• Market conditions: 5 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Graves County population projected to shrink 8% 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.87%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 1.79×
• Total profit: $35,504
• Equity at exit: $23,842

10-year hold

• IRR: 27.8%
• Equity multiple: 3.45×
• Total profit: $109,813
• Equity at exit: $13,825

Cash invested: $44,772 (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 42051

• Home prices YoY: -6.0%
• Active inventory: 5
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $965

Break-even live

Break-even rent $1,186

Max offer price $159,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,056	-5% $1,011	+0% $965	+5% $920	+10% $875
Rent	-10% $775	-5% $870	+0% $965	+5% $1,060	+10% $1,156
Rate	-1.0pp $1,046	-0.5pp $1,006	base $965	+0.5pp $924	+1.0pp $882

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $159,900 Active 111 DOM
2. 2026-06-19
   days on market $159,900 Active 109 DOM
3. 2026-06-18
   days on market $159,900 Active 108 DOM
4. 2026-06-17
   days on market $159,900 Active 107 DOM
5. 2026-06-16
   days on market $159,900 Active 106 DOM
6. 2026-06-15
   days on market $159,900 Active 105 DOM
7. 2026-06-14
   days on market $159,900 Active 103 DOM
8. 2026-06-12
   days on market $159,900 Active 102 DOM
9. 2026-06-09
   days on market $159,900 Active 99 DOM
10. 2026-06-08
    days on market $159,900 Active 98 DOM
11. 2026-06-07
    days on market $159,900 Active 97 DOM
12. 2026-06-05
    days on market $159,900 Active 94 DOM
13. 2026-06-02
    days on market $159,900 Active 92 DOM
14. 2026-06-01
    days on market $159,900 Active 91 DOM
15. 2026-05-31
    days on market $159,900 Active 90 DOM
16. 2026-05-30
    days on market $159,900 Active 89 DOM
17. 2026-02-16
    listed $159,900 Active 248-char remark

    Show marketing remark (248 chars)

    NIce brick home in N Graves County. Home is located half way between Mayfield and Paducah and feaqtures 3 bedrooms, 1.5 baths, Large living room, kitchen and dining area. Home has a 1 car carport and a nice sized yard. KItchen was updated in 2023.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$989/yr (+$82/mo · 256.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $28,901
• − Mortgage interest: −$8,957
• − Property taxes: −$386
• − Insurance: −$800
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$4,652
• Taxable income: $9,483
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $9,308/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Hickory

• Score: 47/100
• State rank: #515
• US rank: #26372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,000

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.64%
• Current HPI: 243.4926
• 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

• 2026-02-16 Listed $159,900 WKRMLS

Property tax history

+2.1%/yr

Latest (2025): $386 · -5.2% YoY. Source: county tax records.