14 Woodland Dr · Benton, KY 42025

$270,000

3 bd · 2.0 ba · 1,952 sqft · Other public records · 59 Days on market

Built 1987 0.66 ac lot $138/sqft · 7% below area Est $289k · 7% under

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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 +10.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Situated 4 miles from Kentucky Lake is this 3 bed, 2 bath home with recently updated kitchen and baths. Some of the kitchen amenities include cabinets with pull outs, cabinet hutch with computer/office space, quartz counter tops, center island, Jenn Aire double oven with dual electric and gas. All appliances stay! Home has quality wood doors. Some hardwood flooring. Home has been immaculately maintained. A one year Home Warranty is being offered to give you peace of mind. Home is move in ready with immediate possession.

Key facts

• Central island
• Large kitchen
• Brick home

Tags

• BRICK HOME
• LARGE KITCHEN
• CENTRAL ISLAND
• TWO SEPARATE LIVING AREAS
• MINUTES FROM KENTUCKY LAKE

Property features AI

Finance

• Other: Located in the Woodlawn subdivision

Exterior

• Parking: Attached garage; Detached garage; 2 garage spaces; Carport (2 spaces); Garage door opener
• Utilities: Public water; Septic tank sewer; Cable available; Natural gas available
• Home design: Single family residence; One story
• Construction: Frame construction; Composition roof; Crawl space foundation; Built as a single family home
• Exterior features: Covered patio/porch; Fenced yard; Level lot; Corner lot

Interior

• Kitchen: Dishwasher; Double oven; Refrigerator; Electric water heater
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Attic fan; Ceiling fans
• Interior features: Walk-in closets; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $-329 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (36.4% below list).
• Recommended offer: $172k (36.4% below list) — sets the bar for 1% rule.

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: Central Elementary School (math 45% / reading 40%, grade F, #169 of 676 statewide, top 26%, 487 students, 48% FRL); North Marshall Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 497 students, 45% 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 45% FRL track the district average.
• 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $177k; list at $270k 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 $171,795 (36.4% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 13.1

CMA / ARV

• ARV (median comp): $289,097
• List price: $270,000
• Delta: -6.61%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $126,021
• Equity at exit: $243,237

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $387,413
• Equity at exit: $524,551

Cash invested: $75,600 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-329

Break-even live

Break-even rent $2,134

Max offer price $211,911

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-252	+0% $-329	+5% $-405	+10% $-482
Rent	-10% $-465	-5% $-397	+0% $-329	+5% $-261	+10% $-193
Rate	-1.0pp $-193	-0.5pp $-260	base $-329	+0.5pp $-399	+1.0pp $-470

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $270,000 Active 59 DOM
2. 2026-06-19
   days on market $270,000 Active 57 DOM
3. 2026-06-18
   days on market $270,000 Active 56 DOM
4. 2026-06-17
   days on market $270,000 Active 55 DOM
5. 2026-06-16
   days on market $270,000 Active 54 DOM
6. 2026-06-15
   days on market $270,000 Active 53 DOM
7. 2026-06-14
   days on market $270,000 Active 51 DOM
8. 2026-06-12
   days on market $270,000 Active 50 DOM
9. 2026-06-09
   days on market $270,000 Active 47 DOM
10. 2026-06-08
    days on market $270,000 Active 46 DOM
11. 2026-06-07
    days on market $270,000 Active 45 DOM
12. 2026-06-03
    days on market $270,000 Active 41 DOM
13. 2026-06-02
    days on market $270,000 Active 40 DOM
14. 2026-06-01
    days on market $270,000 Active 39 DOM
15. 2026-05-31
    days on market $270,000 Active 38 DOM
16. 2026-05-30
    days on market $270,000 Active 37 DOM
17. 2026-04-22
    listed $270,000 Active 659-char remark
18. 2019-12-30
    soldstatus $177,000 526-char remark

    Show marketing remark (526 chars)

    Situated 4 miles from Kentucky Lake is this 3 bed, 2 bath home with recently updated kitchen and baths. Some of the kitchen amenities include cabinets with pull outs, cabinet hutch with computer/office space, quartz counter tops, center island, Jenn Aire double oven with dual electric and gas. All appliances stay! Home has quality wood doors. Some hardwood flooring. Home has been immaculately maintained. A one year Home Warranty is being offered to give you peace of mind. Home is move in ready with immediate possession.

19. 2019-04-23
    listed $184,900 526-char remark

    Show marketing remark (526 chars)

    Situated 4 miles from Kentucky Lake is this 3 bed, 2 bath home with recently updated kitchen and baths. Some of the kitchen amenities include cabinets with pull outs, cabinet hutch with computer/office space, quartz counter tops, center island, Jenn Aire double oven with dual electric and gas. All appliances stay! Home has quality wood doors. Some hardwood flooring. Home has been immaculately maintained. A one year Home Warranty is being offered to give you peace of mind. Home is move in ready with immediate possession.

ⓘ 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: $1,891 · $158/mo
• Projected year-2 tax: $2,322 · $194/mo
• Expected delta: +$431/yr (+$36/mo · 22.8%)

ⓘ 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 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $20,615
• − Mortgage interest: −$15,124
• − Property taxes: −$1,891
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$7,855
• Taxable loss: −$8,903
• Est. tax savings @ 24.0%: +$2,137
• After-tax cash flow: $-1,809/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

+46.0% since first listed

3 events — show timeline

• 2026-04-22 Listed $270,000 WKRMLS
• 2019-12-30 Sold (MLS) $177,000 WKRMLS
• 2019-04-23 Listed $184,900 WKRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,891 · -1.5% YoY. Source: county tax records.