1207 Elm St · Benton, KY 42025

$50,000

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 29 Days on market

Built 1960 Fair condition 4,792 sqft lot $45/sqft · 59% below area ↓ 57% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Investor special or perfect project home! Opportunity awaits with this 3-bedroom, 1-bath home located on a corner lot in Benton city limits. Offering approximately 1,112 square feet, this property features a 1-year-old roof and a 2-year-old HVAC system, providing a great foundation for your renovation plans. The home includes a carport, covered front porch, public utilities, and convenient access to shopping, schools, and local amenities. Being sold AS IS with no repairs to be made by the seller. Due to the property's condition, it will not qualify for government-backed financing (FHA, VA, or USDA) and is best suited for cash or conventional financing.

Key facts

• 2 year old hvac
• Covered front porch
• 1 year old roof

Tags

• CORNER LOT
• 1 YEAR OLD ROOF
• 2 YEAR OLD HVAC
• CARPORT
• COVERED FRONT PORCH
• PUBLIC UTILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.7% vs local median 4.0% 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: 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.
• Zoned schools: Benton Elementary School (math 36% / reading 41%, grade F, #234 of 676 statewide, top 36%, 527 students, 51% FRL); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 254 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

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 $49,250 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — 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: 2.64% ✓
• Cap rate: 23.75%
• Cash-on-cash: 62.34%
• DSCR: 3.77
• GRM: 3.2

CMA / ARV

• ARV (median comp): $121,644
• List price: $50,000
• Delta: -58.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Poplar St	0.33mi	2/1.0	1,104 (-1%)	14mo	$57,200	$52	72
1305 Shelby Mccallum Dr	0.55mi	2/1.0	1,120 (+1%)	10mo	$139,900	$125	65
1400 Walnut St	0.38mi	2/1.0	1,200 (+8%)	8mo	$140,000	$117	63
931 Pine St	0.53mi	2/1.0	1,160 (+4%)	8mo	$110,000	$95	62
413 Harold King Dr	0.37mi	3/1.0 (+1)	1,152 (+4%)	16mo	$130,000	$113	59
904 W 10th St	0.50mi	3/2.0 (+1)	1,100 (-1%)	12mo	$147,000	$134	56
1007 Oak Grove Cir	0.63mi	3/1.0 (+1)	1,176 (+6%)	8mo	$164,000	$139	50
204 E 7th St	0.44mi	2/1.0	960 (-14%)	11mo	$45,000	$47	48
1034 Fox Ridge Ct	0.71mi	3/2.0 (+1)	1,059 (-5%)	16mo	$159,000	$150	37
508 W 8th St	0.61mi	3/2.0 (+1)	1,232 (+11%)	10mo	$195,000	$158	36
1179 Dogtown Rd	0.63mi	3/1.5 (+1)	1,260 (+13%)	9mo	$155,000	$123	34
1311 Shelby Mccallum Dr	0.56mi	3/1.0 (+1)	1,276 (+15%)	15mo	$150,500	$118	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.2%
• Equity multiple: 6.25×
• Total profit: $73,555
• Equity at exit: $45,044

10-year hold

• IRR: 68.2%
• Equity multiple: 13.87×
• Total profit: $180,183
• Equity at exit: $97,139

Cash invested: $14,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $139,950 ($122/sqft)
• Median days on market: 38 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -10.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 42025

• Home prices YoY: 7.1%
• Active inventory: 254
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $727

Break-even live

Break-even rent $400

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $756	-5% $741	+0% $727	+5% $713	+10% $699
Rent	-10% $623	-5% $675	+0% $727	+5% $779	+10% $832
Rate	-1.0pp $752	-0.5pp $740	base $727	+0.5pp $714	+1.0pp $701

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 W 14th St Benton, KY	2.0	1.0	1000	$999	$1.00	93d	1	0.39mi
102 Highland Dr Benton, KY	2.0	1.0	1100	$1,975	$1.80	93d	1	0.87mi

Property features AI

Exterior

• Parking: Attached carportDrivewayCarport present
• Utilities: Public sewerElectricity availableNatural gas availableSewer connectedWater available
• Home design: Single-story house
• Construction: Vinyl siding exteriorDimensional style roofStone foundationBuilt as a house (total building area 1,112)
• Exterior features: Shed(s) on the propertyPublic water availableNot on waterfront

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: CarpetLaminateVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Ceiling fan(s)Crawl space foundationNo fireplace

Listing history 23 events

1. 2026-08-08
   days on market $50,000 Active 29 DOM
2. 2026-08-07
   statusdays on market $50,000 Active 28 DOM
3. 2026-08-06
   days on market $50,000 Contingent 27 DOM
4. 2026-08-05
   days on market $50,000 Contingent 26 DOM
5. 2026-08-04
   days on market $50,000 Contingent 25 DOM
6. 2026-08-03
   days on market $50,000 Contingent 24 DOM
7. 2026-07-31
   days on market $50,000 Contingent 21 DOM
8. 2026-07-30
   days on market $50,000 Contingent 20 DOM
9. 2026-07-29
   days on market $50,000 Contingent 19 DOM
10. 2026-07-27
    days on market $50,000 Contingent 17 DOM
11. 2026-07-25
    days on market $50,000 Contingent 15 DOM
12. 2026-07-24
    days on market $50,000 Contingent 14 DOM
13. 2026-07-23
    days on market $50,000 Contingent 13 DOM
14. 2026-07-22
    days on market $50,000 Contingent 12 DOM
15. 2026-07-21
    statusdays on market $50,000 Contingent 11 DOM
16. 2026-07-18
    days on market $50,000 Active 8 DOM
17. 2026-07-17
    days on market $50,000 Active 6 DOM
18. 2026-07-15
    days on market $50,000 Active 5 DOM
19. 2026-07-14
    days on market $50,000 Active 4 DOM
20. 2026-07-13
    days on market $50,000 Active 3 DOM
21. 2026-07-12
    days on market $50,000 Active 2 DOM
22. 2026-07-11
    remarks 699-char remark
23. 2026-07-11
    listed $50,000 Active 1 DOM

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $430 · $36/mo
• Expected delta: +$38/yr (+$3/mo · 9.7%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,843
• − Mortgage interest: −$2,801
• − Property taxes: −$392
• − Insurance: −$250
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$1,455
• Taxable income: $8,411
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $6,709/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $27,800–$50,040 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and landscaping.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Signs of significant damage or wear on the roof structure
• Major Windows (windows) — Visible damage or wear on window frames and glass
• Major Electrical (electrical) — Exposed wiring and potential hazards
• Major Plumbing (plumbing) — Signs of leaks or damage to pipes and fixtures
• Major Exterior (exterior) — Significant deterioration of siding and foundation

Repairs flagged

• Major kitchen countertops — severely worn and damaged
• Major bathroom flooring — severely damaged and unsafe
• Moderate exterior siding — weathered and peeling
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Resale update kitchen countertops — modernizing the kitchen ↑
• Resale replace bathroom flooring — safety and aesthetics ↑
• Resale repair exterior siding — improves curb appeal ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Benton Elementary School F KY #234/676 Nat'l #20,973/41,679 High Marshall County High School F KY #151/254 Nat'l #11,740/17,239

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

C Composite livability gradescore 69/100

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
• County: Marshall · 30,647 people
• Population (ZIP): 19,238
• Household income: $66,919
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Exterior

• Parking: Attached carportDrivewayCarport present
• Utilities: Public sewerElectricity availableNatural gas availableSewer connectedWater available
• Home design: Single-story house
• Construction: Vinyl siding exteriorDimensional style roofStone foundationBuilt as a house (total building area 1,112)
• Exterior features: Shed(s) on the propertyPublic water availableNot on waterfront

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Flooring: CarpetLaminateVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heatingCentral air conditioning
• Interior features: Ceiling fan(s)Crawl space foundationNo fireplace

Price history

-56.5% since first listed

6 events — show timeline

• 2026-07-10 Listed $50,000 ImagineMLS
• 2023-12-17 Relisted — WKRMLS
• 2023-10-13 Price Changed $89,900 WKRMLS
• 2023-08-21 Price Changed $95,000 WKRMLS
• 2023-08-05 Price Changed $99,900 WKRMLS
• 2023-07-24 Listed $115,000 WKRMLS

Property tax history

+0.6%/yr

Latest (2025): $392 · -1.7% YoY. Source: county tax records.