81 Oak Shadow Ln · Benton, KY 42025

$539,000

4 bd · 3.0 ba · 4,392 sqft · Other public records · 1 Days on market

Built 2003 1.07 ac lot $123/sqft · 26% below area Est $725k · 26% under ↓ 17% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Expansive 4,400 sq ft home with 4 bedrooms, 3.5 baths, and a 2-car garage on 1 acre in a sought-after county neighborhood. Enjoy the feel of country living just minutes from the city limits and interstate. The home features multiple oversized living areas, ideal for gatherings. The primary suite offers trayed ceilings, huge closets, a soaking tub, and a full walk-in shower. Major updates in 2022 include a new roof, windows, doors, siding, and HVAC for peace of mind. A rare combination of size, updates, and location.

Key facts

• Open floor plan
• Private lot
• Recent upgrades

Tags

• PRIVATE LOT
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• MULTIPLE LIVING AREAS
• RECENT UPGRADES
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $539k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (59.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (62.5% below list).
• Recommended offer: $202k (62.5% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 5.1% in Benton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools D, 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.
• Market conditions: 178 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k 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.
• By year 2, paydown + projected appreciation supports a ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $202,221 (62.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.38% ✗
• Cap rate: 2.24%
• Cash-on-cash: -14.46%
• DSCR: 0.36
• GRM: 22.2

CMA / ARV

• ARV (median comp): $724,633
• List price: $539,000
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 2.18×
• Total profit: $177,562
• Equity at exit: $485,574

10-year hold

• IRR: 14.2%
• Equity multiple: 5.07×
• Total profit: $613,664
• Equity at exit: $1,047,158

Cash invested: $150,920 (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 42025

• Home prices YoY: 7.1%
• Active inventory: 178
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $2,022 medium
• Mortgage (P&I): −$2,827
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$225
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-1,819

Break-even live

Break-even rent $4,324

Max offer price $217,723

Occupancy floor —

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   remarks 680-char remark
2. 2026-06-18
   days on marketlisting id $539,000 Active 1 DOM
3. 2026-06-14
   days on market $539,000 Active 278 DOM
4. 2026-06-12
   days on market $539,000 Active 277 DOM
5. 2026-06-09
   days on market $539,000 Active 274 DOM
6. 2026-06-08
   days on market $539,000 Active 273 DOM
7. 2026-06-07
   days on market $539,000 Active 272 DOM
8. 2026-06-03
   days on market $539,000 Active 268 DOM
9. 2026-06-02
   days on market $539,000 Active 267 DOM
10. 2026-06-01
    days on market $539,000 Active 266 DOM
11. 2026-05-31
    days on market $539,000 Active 265 DOM
12. 2026-05-30
    days on market $539,000 Active 264 DOM
13. 2026-04-19
    price $539,000 521-char remark

    Show marketing remark (521 chars)

    Expansive 4,400 sq ft home with 4 bedrooms, 3.5 baths, and a 2-car garage on 1 acre in a sought-after county neighborhood. Enjoy the feel of country living just minutes from the city limits and interstate. The home features multiple oversized living areas, ideal for gatherings. The primary suite offers trayed ceilings, huge closets, a soaking tub, and a full walk-in shower. Major updates in 2022 include a new roof, windows, doors, siding, and HVAC for peace of mind. A rare combination of size, updates, and location.

14. 2026-02-24
    price $589,000 521-char remark

    Show marketing remark (521 chars)

    Expansive 4,400 sq ft home with 4 bedrooms, 3.5 baths, and a 2-car garage on 1 acre in a sought-after county neighborhood. Enjoy the feel of country living just minutes from the city limits and interstate. The home features multiple oversized living areas, ideal for gatherings. The primary suite offers trayed ceilings, huge closets, a soaking tub, and a full walk-in shower. Major updates in 2022 include a new roof, windows, doors, siding, and HVAC for peace of mind. A rare combination of size, updates, and location.

15. 2026-01-18
    price $619,000 521-char remark

    Show marketing remark (521 chars)

    Expansive 4,400 sq ft home with 4 bedrooms, 3.5 baths, and a 2-car garage on 1 acre in a sought-after county neighborhood. Enjoy the feel of country living just minutes from the city limits and interstate. The home features multiple oversized living areas, ideal for gatherings. The primary suite offers trayed ceilings, huge closets, a soaking tub, and a full walk-in shower. Major updates in 2022 include a new roof, windows, doors, siding, and HVAC for peace of mind. A rare combination of size, updates, and location.

16. 2025-09-09
    listed $649,000 Active 521-char remark

    Show marketing remark (521 chars)

    Expansive 4,400 sq ft home with 4 bedrooms, 3.5 baths, and a 2-car garage on 1 acre in a sought-after county neighborhood. Enjoy the feel of country living just minutes from the city limits and interstate. The home features multiple oversized living areas, ideal for gatherings. The primary suite offers trayed ceilings, huge closets, a soaking tub, and a full walk-in shower. Major updates in 2022 include a new roof, windows, doors, siding, and HVAC for peace of mind. A rare combination of size, updates, and location.

ⓘ 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: $4,381 · $365/mo
• Projected year-2 tax: $4,635 · $386/mo
• Expected delta: +$255/yr (+$21/mo · 5.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 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: $24,267
• − Mortgage interest: −$30,192
• − Property taxes: −$4,381
• − Insurance: −$2,695
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$15,680
• Taxable loss: −$32,564
• Est. tax savings @ 24.0%: +$7,815
• After-tax cash flow: $-14,009/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: 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

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

• Population (ZIP): 19,238

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

-16.9% since first listed

4 events — show timeline

• 2026-04-19 Price Changed $539,000 WKRMLS
• 2026-02-24 Price Changed $589,000 WKRMLS
• 2026-01-18 Price Changed $619,000 WKRMLS
• 2025-09-09 Listed $649,000 WKRMLS

Property tax history

+5.7%/yr

Latest (2025): $4,381 · -1.5% YoY. Source: county tax records.