202 E 19th St · Benton, KY 42025

$198,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 15 Days on market

0.34 ac lot $131/sqft · 23% above area Est $161k · 23% over

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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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Recently Remodeled Home in Benton. 3 Bedrooms, 1 1/2 Bath includes new windows, HVAC, light fixtures, paved driveway, new concrete on carport, and fenced back yard. List price includes seller paid new roof.

Key facts

• Functional carport
• New refrigerator
• Fresh landscaping

Tags

• NEWLY SEALED DRIVEWAY
• FRESH LANDSCAPING
• FUNCTIONAL CARPORT
• NEW ROOF
• BRAND-NEW SHOWER
• NEW REFRIGERATOR

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Block and frame construction; Composition roof
• Exterior features: Covered patio; Patio; Fenced yard; Outbuilding

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Covered patio; Patio; Fenced yard; Outbuilding
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $368 ($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 $198k (0.3% below list).
• Recommended offer: $195k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Benton — 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 (#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: South Marshall Elementary School (math 27% / reading 27%, grade F, #434 of 676 statewide, top 69%, 289 students, 64% FRL); South Marshall Middle (math 21% / reading 39%, grade F, #146 of 217 statewide, top 69%, 462 students, 55% FRL); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% FRL).
• Market conditions: 179 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,030 (1.5% 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 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?
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: 1.00% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (median comp): $161,315
• List price: $198,000
• Delta: 22.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 E 19th St	0.00mi	3/1.5	1,508 (0%)	1mo	$190,000	$126	98
209 E 20th St	0.05mi	3/1.5	1,356 (-10%)	5mo	$165,000	$122	75
1712 Sycamore St	0.33mi	3/2.0	1,464 (-3%)	10mo	$210,000	$143	71
1805 Park Ave	0.03mi	4/2.5 (+1)	1,678 (+11%)	8mo	$146,000	$87	66
1318 Shelby Mccallum Dr	0.55mi	3/1.0	1,496 (-1%)	4mo	$180,000	$120	66
1315 Shelby Mccallum Dr	0.60mi	3/2.0	1,458 (-3%)	1mo	$221,000	$152	66
108 E 22nd St	0.20mi	2/2.0 (-1)	1,324 (-12%)	3mo	$75,000	$57	63
812 14th St	0.52mi	3/2.0	1,472 (-2%)	11mo	$175,000	$119	62
608 E 12th St	0.73mi	2/2.0 (-1)	1,496 (-1%)	12mo	$187,475	$125	50
1305 Birch St	0.56mi	4/1.0 (+1)	1,608 (+7%)	6mo	$126,000	$78	48
704 E 14th St	0.42mi	3/1.0	1,286 (-15%)	4mo	$156,000	$121	48
1289 Bethel Rd	0.73mi	3/2.0	1,288 (-15%)	2mo	$225,000	$175	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $131,214
• Equity at exit: $178,374

10-year hold

• IRR: 26.1%
• Equity multiple: 7.63×
• Total profit: $367,801
• Equity at exit: $384,670

Cash invested: $55,440 (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: 179
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $368

Break-even live

Break-even rent $1,509

Max offer price $198,000

Occupancy floor 76%

Sensitivity live

Price	-10% $480	-5% $424	+0% $368	+5% $312	+10% $256
Rent	-10% $212	-5% $290	+0% $368	+5% $446	+10% $524
Rate	-1.0pp $468	-0.5pp $419	base $368	+0.5pp $317	+1.0pp $265

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Highland Dr Benton, KY	2.0	1.0	1100	$1,975	$1.80	45d	1	0.93mi

Listing history 3 events

1. 2026-05-04
   listed $198,000 Active 876-char remark
2. 2021-12-02
   soldstatus $144,900 206-char remark

   Show marketing remark (206 chars)

   Recently Remodeled Home in Benton. 3 Bedrooms, 1 1/2 Bath includes new windows, HVAC, light fixtures, paved driveway, new concrete on carport, and fenced back yard. List price includes seller paid new roof.

3. 2021-08-02
   listed $144,900 206-char remark

   Show marketing remark (206 chars)

   Recently Remodeled Home in Benton. 3 Bedrooms, 1 1/2 Bath includes new windows, HVAC, light fixtures, paved driveway, new concrete on carport, and fenced back yard. List price includes seller paid new roof.

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$849/yr (+$71/mo · 99.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $23,700
• − Mortgage interest: −$11,091
• − Property taxes: −$854
• − Insurance: −$990
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,760
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $4,128/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

• Census place: Benton, KY
• 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

+31.1% since first listed

5 events — show timeline

• 2026-06-03 Sold (MLS) $190,000 WKRMLS
• 2026-05-20 Pending — WKRMLS
• 2026-05-04 Listed $198,000 WKRMLS
• 2021-12-02 Sold (MLS) $144,900 WKRMLS
• 2021-08-02 Listed $144,900 WKRMLS

Property tax history

+5.6%/yr

Latest (2025): $854 · -4.4% YoY. Source: county tax records.