1207 Elm St · Benton, KY
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $839 – $1,559
Heat risk 6/10 · Moderate
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 3/10 · Minor
- Chance of severe wind over 30 yrs
- 7.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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
$48,000
1207 Elm St · Benton, KY 42025
2 bd · 1.0 ba · 1,112 sqft · SingleFamily
public records
· 76 Days on market
Built 1960
4,792 sqft lot
$43/sqft
· 56% below area
↓ 57% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath single-family listed at $48k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $696 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $48k).
- Recommended offer: $45k (6.0% below list) — sets the bar for market timing.
- Cap rate 23.7% vs local median 3.8% 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: 315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).
Forward outlook
- In year one you build about $5k of equity ($332 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.
- By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 76 days — a 6% lower offer ($45k) 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
$45,120
(6.0% below list)
Questions for the listing agent
- It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 23.69%
- Cash-on-cash
- 62.12%
- DSCR
- 3.76
- GRM
- 3.2
CMA / ARV
- ARV (median comp)
- $109,911
- List price
- $48,000
- Delta
- -56.33%
- 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 |
|---|---|---|---|---|---|---|---|
| 903 Elm St | 0.24mi | 2/1.0 | 1,016 (-9%) | 0mo | $37,500 | $37 | 74 |
| 604 Maple St | 0.54mi | 2/1.0 | 1,042 (-6%) | 0mo | $68,000 | $65 | 64 |
| 1305 Shelby Mccallum Dr | 0.55mi | 2/1.0 | 1,120 (+1%) | 11mo | $139,900 | $125 | 64 |
| 305 W 6th St | 0.57mi | 2/1.0 | 1,039 (-7%) | 0mo | $160,000 | $154 | 62 |
| 1400 Walnut St | 0.38mi | 2/1.0 | 1,200 (+8%) | 9mo | $140,000 | $117 | 61 |
| 931 Pine St | 0.53mi | 2/1.0 | 1,160 (+4%) | 9mo | $110,000 | $95 | 60 |
| 904 W 10th St | 0.50mi | 3/2.0 (+1) | 1,100 (-1%) | 13mo | $147,000 | $134 | 55 |
| 1622 Walnut St | 0.70mi | 2/1.0 | 992 (-11%) | 0mo | $100,000 | $101 | 49 |
| 1007 Oak Grove Cir | 0.63mi | 3/1.0 (+1) | 1,176 (+6%) | 9mo | $164,000 | $139 | 48 |
| 204 E 7th St | 0.44mi | 2/1.0 | 960 (-14%) | 12mo | $45,000 | $47 | 46 |
| 508 W 8th St | 0.61mi | 3/2.0 (+1) | 1,232 (+11%) | 12mo | $195,000 | $158 | 34 |
| 1179 Dogtown Rd | 0.63mi | 3/1.5 (+1) | 1,260 (+13%) | 11mo | $155,000 | $123 | 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
- 74.0%
- Equity multiple
- 6.24×
- Total profit
- $70,455
- Equity at exit
- $43,242
10-year hold
- IRR
- 67.9%
- Equity multiple
- 13.85×
- Total profit
- $172,638
- Equity at exit
- $93,253
Cash invested: $13,440 (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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 3 active · 4 under contract
- Months of supply
- 2.6 mo (39%/mo absorbed)
- Median asking
- $169,900 ($133/sqft)
- Median days on market
- 37 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -25.5% 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
- 315
- Price-to-rent
- 3.2×
Monthly cashflow live
↻
- Estimated rent
- $1,266 medium interval (Pro) →
- Mortgage (P&I)
- −$252
- Tax from tax record
- −$33 /mo · $392/yr
- Insurance
- −$20
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$266
- Net cashflow
- $696
Break-even live
Break-even rent
$385
Max offer price
$48,000
Occupancy floor
40%
Sensitivity live
| Price | -10% $723 | -5% $709 | +0% $696 | +5% $682 | +10% $669 |
|---|---|---|---|---|---|
| Rent | -10% $596 | -5% $646 | +0% $696 | +5% $746 | +10% $796 |
| Rate | -1.0pp $720 | -0.5pp $708 | base $696 | +0.5pp $683 | +1.0pp $671 |
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
- $12,000
- Closing costs
- $1,440
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 306 W 14th St Benton, KY | 2.0 | 1.0 | 1000 | $999 | $1.00 | 139d | 1 | 0.39mi |
| 213 E 21st St Benton, KY | 3.0 | 1.0 | 1260 | $1,500 | $1.19 | 2d | 1 | 0.70mi |
| 102 Highland Dr Benton, KY | 2.0 | 1.0 | 1100 | $1,550 | $1.41 | 2d | 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 50 events
-
2026-09-24days on market $48,000 Active 76 DOM
-
2026-09-23days on market $48,000 Active 75 DOM
-
2026-09-21days on market $48,000 Active 73 DOM
-
2026-09-20days on market $48,000 Active 72 DOM
-
2026-09-19days on market $48,000 Active 71 DOM
-
2026-09-18days on market $48,000 Active 70 DOM
-
2026-09-17days on market $48,000 Active 69 DOM
-
2026-09-16days on market $48,000 Active 68 DOM
-
2026-09-15days on market $48,000 Active 67 DOM
-
2026-09-14days on market $48,000 Active 66 DOM
-
2026-09-13days on market $48,000 Active 65 DOM
-
2026-09-12days on market $48,000 Active 64 DOM
-
2026-09-11days on market $48,000 Active 63 DOM
-
2026-09-05days on market $48,000 Active 57 DOM
-
2026-09-04days on market $48,000 Active 56 DOM
-
2026-09-03days on market $48,000 Active 55 DOM
-
2026-09-02days on market $48,000 Active 54 DOM
-
2026-08-30days on market $48,000 Active 51 DOM
-
2026-08-29days on market $48,000 Active 50 DOM
-
2026-08-28days on market $48,000 Active 49 DOM
-
2026-08-27days on market $48,000 Active 48 DOM
-
2026-08-26days on market $48,000 Active 47 DOM
-
2026-08-25days on market $48,000 Active 46 DOM
-
2026-08-24days on market $48,000 Active 45 DOM
-
2026-08-23days on market $48,000 Active 44 DOM
-
2026-08-22days on market $48,000 Active 43 DOM
-
2026-08-21days on market $48,000 Active 42 DOM
-
2026-08-20days on market $48,000 Active 41 DOM
-
2026-08-19days on market $48,000 Active 40 DOM
-
2026-08-18days on market $48,000 Active 39 DOM
-
2026-08-17days on market $48,000 Active 38 DOM
-
2026-08-16days on market $48,000 Active 37 DOM
-
2026-08-15days on market $48,000 Active 36 DOM
-
2026-08-14days on market $48,000 Active 35 DOM
-
2026-08-13days on market $48,000 Active 34 DOM
-
2026-08-12days on market $48,000 Active 33 DOM
-
2026-08-11days on market $48,000 Active 32 DOM
-
2026-08-10price $48,000 Active 31 DOM
-
2026-08-10days on market $50,000 Active 31 DOM
-
2026-08-09days on market $50,000 Active 30 DOM
-
2026-08-08days on market $50,000 Active 29 DOM
-
2026-08-07statusdays on market $50,000 Active 28 DOM
-
2026-08-06days on market $50,000 Contingent 27 DOM
-
2026-08-05days on market $50,000 Contingent 26 DOM
-
2026-08-04days on market $50,000 Contingent 25 DOM
-
2026-08-03days on market $50,000 Contingent 24 DOM
-
2026-07-31days on market $50,000 Contingent 21 DOM
-
2026-07-30days on market $50,000 Contingent 20 DOM
-
2026-07-29days on market $50,000 Contingent 19 DOM
-
2026-07-27days on market $50,000 Contingent 17 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
- $413 · $34/mo
- Expected delta
- +$21/yr (+$2/mo · 5.3%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,192
- − Mortgage interest
- −$2,689
- − Property taxes
- −$392
- − Insurance
- −$240
- − Repairs & maintenance
- −$1,215
- − Management
- −$1,215
- − Depreciation
- −$1,396
- Taxable income
- $8,044
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,930
- After-tax cash flow
- $6,418/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
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
- Severe rent burden
- 6% of renters
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
-56.5% since first listed6 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%/yrLatest (2025): $392 · -1.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…