428 S US Highway 41a · Dixon, KY 42409

$119,900

2 bd · 1.0 ba · 1,614 sqft · Other · 21 Days on market

0.50 ac lot

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Why this score? — see what drove the C- 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 +15.9/30.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Spacious two-bedroom home with a flexible floor plan offering additional rooms that can be used as office space, guest rooms, or extra living areas. The main level features a large living room, kitchen with space for dining, and multiple rooms that provide versatility to fit your needs. Upstairs includes a second bedroom along with an additional finished room that could serve as a dressing room, office, or bonus space. Situated along US Highway 41A, this property offers excellent visibility and potential for a home-based business or future commercial use (subject to zoning approval). The property also includes a cellar with exterior access, ideal for storage or use as a storm shelter. Uniqu

Key facts

• Dressing room
• Flexible floor plan
• Finished room

Tags

• FLEXIBLE FLOOR PLAN
• LARGE LIVING ROOM
• KITCHEN WITH SPACE FOR DINING
• FINISHED ROOM
• DRESSING ROOM
• BONUS SPACE

Property features AI

Finance

• Other: Lot approximately 0.5 acre (147 x 147)

Exterior

• Parking: Gravel parking
• Utilities: Public sewer
• Home design: Single-family residence (residential property)
• Construction: Vinyl siding; Wood siding
• Exterior features: Covered deck; Metal roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Gas water heater; Smoke detector(s); Satellite dish

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $58 ($690/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (14.4% below list).
• Recommended offer: $103k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#324 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Webster County (rural): math 25% / reading 34% proficiency, ranked #114 of 165 in KY (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 6 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($829 loan paydown + $12k appreciation (9.7% local appreciation)).
• Webster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,663 (14.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.98×
• Total profit: $66,541
• Equity at exit: $105,470

10-year hold

• IRR: 22.2%
• Equity multiple: 6.73×
• Total profit: $192,400
• Equity at exit: $224,796

Cash invested: $33,572 (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 42409

• Home prices YoY: 4.1%
• Active inventory: 11
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $58

Break-even live

Break-even rent $954

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $119,900 Active 21 DOM
2. 2026-06-17
   days on market $119,900 Active 20 DOM
3. 2026-06-16
   days on market $119,900 Active 19 DOM
4. 2026-06-15
   days on market $119,900 Active 18 DOM
5. 2026-06-13
   days on market $119,900 Active 16 DOM
6. 2026-06-12
   days on market $119,900 Active 15 DOM
7. 2026-06-09
   days on market $119,900 Active 12 DOM
8. 2026-06-08
   days on market $119,900 Active 11 DOM
9. 2026-06-07
   days on market $119,900 Active 10 DOM
10. 2026-06-07
    statusdays on market $119,900 Active 9 DOM
11. 2026-04-16
    status Pending
12. 2026-04-09
    listed $119,900 Active

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$134/yr (+$11/mo · 14.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,320
• − Mortgage interest: −$6,716
• − Property taxes: −$898
• − Insurance: −$600
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$3,488
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,015/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: Webster County
• NCES district ID: 2105820
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $39,542
• Composite: 24.76/100
• National rank: #7600
• State rank: #114 of 165 in KY

Livability — Dixon

• Score: 63/100
• State rank: #324
• US rank: #15561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixon, KY
• Population (ZIP): 2,319

Population outlook (Webster County) Hauer SSP2

• Today (2025): 12,548 people
• By 2030: 12,119 · -3.4%
• By 2040: 11,345 · -9.6%
• By 2050: 10,761 · -14.2%
• By 2075: 10,166 · -19.0%
• By 2100: 10,546 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3%
• Common ancestry: Italian 12% Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 0%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+57.4) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -45.7pp toward R · 2008: -11.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+51.6 2016: R+54.4 2012: R+33.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.71%
• Current HPI: 244.2889
• 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

2 events — show timeline

• 2026-04-16 Pending — MHCBOR
• 2026-04-09 Listed $119,900 MHCBOR

Property tax history

+19.2%/yr

Latest (2025): $898 · -0.1% YoY. Source: county tax records.