934 Cantrell Rd · Eddyville, KY 42038

$192,999

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 69 Days on market

Built 1998 ↓ 6% since listing

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wake up to Lake Barkley views! This meticulously maintained 3-bed, 2-bath modular home offers a desirable open-concept and split-bedroom floor plan. Step outside to the wrap around porch - the perfect spot to enjoy your morning coffee or unwind in the evening. The detached two-car garage provides plenty of space for vehicles, storage, or all your lake toys. From there, hop on your golf cart or walk down to the water where you'll find a nearby boat ramp. You'll love the convenience of Mineral Mound State Park Golf Course, Venture River, and I-24 being just minutes away. Big-ticket items are already taken care of with a 1 year-old roof and 2 year-old HVAC and water heater. If you're looking for a full-time residence, weekend getaway, retirement retreat, or Airbnb investment, this move-in ready property has you covered. Start making lake memories here!

Key facts

• Lakeview gem
• Serene lake views
• 2 garage spots

Tags

• NEWER FRONT AND BACK PORCH
• SERENE LAKE VIEWS
• LAKEVIEW GEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/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 $191k (1.2% below list).
• Recommended offer: $181k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Eddyville — 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 (#174 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.
• Lyon County (rural): math 45% / reading 52% proficiency, ranked #13 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 117 active listings in the ZIP; 3 units permitted in Lyon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lyon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $181,419 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.4

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,345
• Equity at exit: $28,777

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $15,622
• Equity at exit: $16,687

Cash invested: $54,040 (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 42038

• Home prices YoY: -30.7%
• Active inventory: 117
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $314

Break-even live

Break-even rent $1,510

Max offer price $192,999

Occupancy floor 79%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $192,999 Active 69 DOM
2. 2026-06-17
   days on market $192,999 Active 68 DOM
3. 2026-06-16
   days on market $192,999 Active 67 DOM
4. 2026-06-15
   days on market $192,999 Active 66 DOM
5. 2026-06-13
   days on market $192,999 Active 64 DOM
6. 2026-06-12
   days on market $192,999 Active 63 DOM
7. 2026-06-09
   days on market $192,999 Active 60 DOM
8. 2026-06-09
   price $192,999 Active 59 DOM
9. 2026-06-08
   days on market $197,999 Active 59 DOM
10. 2026-06-07
    days on market $197,999 Active 58 DOM
11. 2026-06-07
    days on market $197,999 Active 57 DOM
12. 2026-06-04
    days on market $197,999 Active 54 DOM
13. 2026-06-02
    days on market $197,999 Active 53 DOM
14. 2026-06-01
    days on market $197,999 Active 52 DOM
15. 2026-05-31
    days on market $197,999 Active 51 DOM
16. 2026-05-31
    days on market $197,999 Active 50 DOM
17. 2026-05-11
    price $197,999 861-char remark

    Show marketing remark (1077 chars)

    Here’s your opportunity to own a meticulously maintained and affordable retreat on Lake Barkley! This charming 3-bedroom, 2-bath home offers the perfect blend of relaxation, recreation, and investment potential in a highly desired location. After being almost completely remodeled, inside and out, this home provides peace of mind with move-in-ready convenience. Enjoy peaceful mornings and relaxing evenings on the newer front and back porch areas, ideal for taking in the serene lake views. Hop on your golf cart, you're less than 1,000 ft from the lake! Just minutes away from Mineral Mound State Park Golf Course and Boat Ramp, Venture River Water Park, and I-24 Access. You could have your boat in the water in less than 10 minutes! Whether you’re searching for a first time home buy, retirement residence, weekend getaway, or an excellent Airbnb opportunity, this lakeview gem delivers lifestyle and value in one package. For less than $200 a sq ft this property couldn't be replicated. This one won't last long, contact the listing agent for a showing TODAY!

18. 2026-05-11
    price $197,999 1077-char remark

    Show marketing remark (1077 chars)

    Here’s your opportunity to own a meticulously maintained and affordable retreat on Lake Barkley! This charming 3-bedroom, 2-bath home offers the perfect blend of relaxation, recreation, and investment potential in a highly desired location. After being almost completely remodeled, inside and out, this home provides peace of mind with move-in-ready convenience. Enjoy peaceful mornings and relaxing evenings on the newer front and back porch areas, ideal for taking in the serene lake views. Hop on your golf cart, you're less than 1,000 ft from the lake! Just minutes away from Mineral Mound State Park Golf Course and Boat Ramp, Venture River Water Park, and I-24 Access. You could have your boat in the water in less than 10 minutes! Whether you’re searching for a first time home buy, retirement residence, weekend getaway, or an excellent Airbnb opportunity, this lakeview gem delivers lifestyle and value in one package. For less than $200 a sq ft this property couldn't be replicated. This one won't last long, contact the listing agent for a showing TODAY!

19. 2026-04-30
    listed $209,999 Active 861-char remark

    Show marketing remark (861 chars)

    Wake up to Lake Barkley views! This meticulously maintained 3-bed, 2-bath modular home offers a desirable open-concept and split-bedroom floor plan. Step outside to the wrap around porch - the perfect spot to enjoy your morning coffee or unwind in the evening. The detached two-car garage provides plenty of space for vehicles, storage, or all your lake toys. From there, hop on your golf cart or walk down to the water where you'll find a nearby boat ramp. You'll love the convenience of Mineral Mound State Park Golf Course, Venture River, and I-24 being just minutes away. Big-ticket items are already taken care of with a 1 year-old roof and 2 year-old HVAC and water heater. If you're looking for a full-time residence, weekend getaway, retirement retreat, or Airbnb investment, this move-in ready property has you covered. Start making lake memories here!

20. 2026-04-10
    listed $209,999 Active 1077-char remark

    Show marketing remark (1077 chars)

    Here’s your opportunity to own a meticulously maintained and affordable retreat on Lake Barkley! This charming 3-bedroom, 2-bath home offers the perfect blend of relaxation, recreation, and investment potential in a highly desired location. After being almost completely remodeled, inside and out, this home provides peace of mind with move-in-ready convenience. Enjoy peaceful mornings and relaxing evenings on the newer front and back porch areas, ideal for taking in the serene lake views. Hop on your golf cart, you're less than 1,000 ft from the lake! Just minutes away from Mineral Mound State Park Golf Course and Boat Ramp, Venture River Water Park, and I-24 Access. You could have your boat in the water in less than 10 minutes! Whether you’re searching for a first time home buy, retirement residence, weekend getaway, or an excellent Airbnb opportunity, this lakeview gem delivers lifestyle and value in one package. For less than $200 a sq ft this property couldn't be replicated. This one won't last long, contact the listing agent for a showing TODAY!

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$458/yr (+$38/mo · 38.1%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $22,883
• − Mortgage interest: −$10,811
• − Property taxes: −$1,202
• − Insurance: −$965
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,615
• Taxable income: $630
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $3,615/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: Lyon County
• NCES district ID: 2103690
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $43,899
• Composite: 40.94/100
• National rank: #3607
• State rank: #13 of 165 in KY

Livability — Eddyville

• Score: 69/100
• State rank: #174
• US rank: #8755

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

• Population (ZIP): 6,045

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 8,330 people
• By 2030: 8,308 · -0.3%
• By 2040: 8,196 · -1.6%
• By 2050: 8,069 · -3.1%
• By 2075: 8,131 · -2.4%
• By 2100: 6,856 · -17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -36.8pp toward R · 2008: -16.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+47.5 2016: R+44.0 2012: R+27.1 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.82%
• Current HPI: 148.5677
• 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

-5.7% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $197,999 WKRMLS
• 2026-05-11 Price Changed $197,999 GORAMLS
• 2026-04-30 Listed $209,999 WKRMLS
• 2026-04-10 Listed $209,999 GORAMLS

Property tax history

+10.8%/yr

Latest (2025): $1,202 · -1.1% YoY. Source: county tax records.