118 Hardy Rd · Cadiz, KY 42211

$129,900

1 bd · 1.0 ba · 768 sqft · Other · 55 Days on market

Built 1977 0.55 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Cute and Cozy! Recent updates include new windows, doors, floors, drywall, plugs and switches, lighting, siding and soffit. Country living with close proximity to Cadiz, Hopkinsville, Ft. Campbell and Clarksville.

Key facts

• Shed
• Front porch
• Carport

Tags

• FRONT PORCH
• BACK DECK
• CARPORT
• SHED
• NEWER WATER HEATER
• CLOSE TO I-24

Property features AI

Finance

• Other: Lot size approximately 0.55 acres

Exterior

• Parking: Detached parking; 2 covered spaces; 2 open parking spaces; 2-car carport
• Utilities: Private water; Septic tank; Water available
• Home design: Single family residence; Residential property; One story; Approximate year built
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation
• Exterior features: Covered porch; Deck; Porch; Storage structure on property

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Has heating; Has cooling
• Interior features: Kitchen island

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: amenities F, commute F, employment 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.
• Zoned schools: Trigg County Primary School (516 students, 66% FRL); Trigg County High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $85k; list at $130k implies a 53% gain — meaningful room to come down on a strong offer.

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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 1.05% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 8.0

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,543
• Equity at exit: $19,369

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $19,347
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $275

Break-even live

Break-even rent $1,012

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $349	-5% $312	+0% $275	+5% $239	+10% $202
Rent	-10% $168	-5% $222	+0% $275	+5% $329	+10% $383
Rate	-1.0pp $341	-0.5pp $309	base $275	+0.5pp $242	+1.0pp $208

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $129,900 Active 55 DOM
2. 2026-06-18
   days on market $129,900 Active 54 DOM
3. 2026-06-17
   days on market $129,900 Active 53 DOM
4. 2026-06-16
   days on market $129,900 Active 52 DOM
5. 2026-06-15
   days on market $129,900 Active 51 DOM
6. 2026-06-14
   days on market $129,900 Active 49 DOM
7. 2026-06-12
   days on market $129,900 Active 48 DOM
8. 2026-06-09
   days on market $129,900 Active 45 DOM
9. 2026-06-08
   days on market $129,900 Active 44 DOM
10. 2026-06-07
    days on market $129,900 Active 43 DOM
11. 2026-06-05
    days on market $129,900 Active 40 DOM
12. 2026-06-03
    days on market $129,900 Active 39 DOM
13. 2026-06-03
    days on market $129,900 Active 38 DOM
14. 2026-06-01
    days on market $129,900 Active 37 DOM
15. 2026-05-31
    days on market $129,900 Active 36 DOM
16. 2026-05-30
    days on market $129,900 Active 35 DOM
17. 2026-04-26
    listed $129,900 Active 387-char remark
18. 2023-09-27
    soldstatus $85,000
19. 2020-09-08
    soldstatus $45,000
20. 2020-09-02
    soldstatus $45,000 214-char remark

    Show marketing remark (214 chars)

    Cute and Cozy! Recent updates include new windows, doors, floors, drywall, plugs and switches, lighting, siding and soffit. Country living with close proximity to Cadiz, Hopkinsville, Ft. Campbell and Clarksville.

21. 2019-10-18
    listed $55,000 214-char remark

    Show marketing remark (214 chars)

    Cute and Cozy! Recent updates include new windows, doors, floors, drywall, plugs and switches, lighting, siding and soffit. Country living with close proximity to Cadiz, Hopkinsville, Ft. Campbell and Clarksville.

22. 2016-11-15
    soldstatus $38,000

    Show marketing remark (168 chars)

    Nice 1 Bedroom, 1 Bath home located in the county on Hardy Rd. Home is currently being used as a rental. Would make for a good full time home or an investment property.

23. 2016-11-15
    soldstatus $38,000

    Show marketing remark (168 chars)

    Nice 1 Bedroom, 1 Bath home located in the county on Hardy Rd. Home is currently being used as a rental. Would make for a good full time home or an investment property.

24. 2016-03-28
    listed $40,000

    Show marketing remark (168 chars)

    Nice 1 Bedroom, 1 Bath home located in the county on Hardy Rd. Home is currently being used as a rental. Would make for a good full time home or an investment property.

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$347/yr (+$29/mo · 45.0%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,329
• − Mortgage interest: −$7,276
• − Property taxes: −$770
• − Insurance: −$650
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,779
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,008/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

+224.8% since first listed

8 events — show timeline

• 2026-04-26 Listed $129,900 REALTRACS as Distributed by MLS Grid
• 2023-09-27 Sold (Public Records) $85,000 Public Records
• 2020-09-08 Sold (Public Records) $45,000 Public Records
• 2020-09-02 Sold (MLS) $45,000 WKRMLS
• 2019-10-18 Listed $55,000 WKRMLS
• 2016-11-15 Sold (Public Records) $38,000 Public Records
• 2016-11-15 Sold (MLS) $38,000 WKRMLS
• 2016-03-28 Listed $40,000 WKRMLS

Property tax history

+3.2%/yr

Latest (2025): $770 · -0.8% YoY. Source: county tax records.