4071 Dixie Bee Line Hwy · Trenton, KY 42266

$245,000

3 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 25 Days on market

Built 2007 $122/sqft · 15% below area Est $321k · 24% 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 +15.0/15.0
• Cash flow +11.8/30.0
• Appreciation +5.4/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country living in quiet community just 15 minutes from Clarksville. Almost half acre lot with fenced back yard. Covered front porch greets you, Living room has low maintenance laminate floors, beautiful kitchen with granite counter tops and all the appliances stay. A laundry room that is actually a ROOM not a closet. Spacious bonus room above the garage could be 4th bedroom or home office.

Key facts

• Hardwood flooring
• Walk-in closet
• Private full bath

Tags

• FULL BRICK HOME
• HARDWOOD FLOORING
• ABUNDANCE OF CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• PRIVATE FULL BATH

Property features AI

Finance

• Other: Located in the WOODALL subdivision

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Brick construction
• Construction: Brick exterior
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Microwave; Dishwasher; Cooktop
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-69 ($-830/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (23.0% below list).
• Recommended offer: $189k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#228 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Todd County (rural): math 23% / reading 39% proficiency, ranked #99 of 165 in KY (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 42 units permitted in Todd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.9% local appreciation)).
• Todd County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,743 (23.0% 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 F-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: 0.77% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

• ARV (median comp): $320,899
• List price: $245,000
• Delta: -23.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
588 Hammacksville Rd	0.42mi	3/3.0	2,028 (+1%)	19mo	$337,000	$166	59
18 Dixie Bee Ct	0.26mi	4/2.5 (+1)	1,737 (-14%)	22mo	$270,000	$155	39

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

Projected returns pro-forma

0.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,142
• Equity at exit: $82,292

10-year hold

• IRR: 4.6%
• Equity multiple: 1.55×
• Total profit: $37,574
• Equity at exit: $108,325

Cash invested: $68,600 (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 42266

• Home prices YoY: 0.3%
• Active inventory: 7
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-69

Break-even live

Break-even rent $1,975

Max offer price $232,784

Occupancy floor 99%

Sensitivity live

Price	-10% $70	-5% $0	+0% $-69	+5% $-138	+10% $-208
Rent	-10% $-218	-5% $-144	+0% $-69	+5% $5	+10% $80
Rate	-1.0pp $54	-0.5pp $-7	base $-69	+0.5pp $-133	+1.0pp $-197

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-03
   status $245,000 Pending 25 DOM
2. 2026-06-02
   days on market $245,000 Active 25 DOM
3. 2026-06-01
   days on market $245,000 Active 24 DOM
4. 2026-05-31
   days on market $245,000 Active 23 DOM
5. 2026-05-30
   days on market $245,000 Active 22 DOM
6. 2026-05-08
   listed $245,000 Active 966-char remark
7. 2024-03-14
   historical
8. 2024-01-31
   price $315,000
9. 2024-01-31
   status Active
10. 2023-12-09
    historical Active Under Contract
11. 2023-11-13
    price $295,000
12. 2023-09-16
    price $299,900
13. 2023-08-15
    price $310,000
14. 2023-07-06
    price $315,000
15. 2023-06-24
    listed $325,000 Active
16. 2021-07-15
    soldstatus $250,000
17. 2021-07-13
    soldstatus $250,000

    Show marketing remark (395 chars)

    Country living in quiet community just 15 minutes from Clarksville. Almost half acre lot with fenced back yard. Covered front porch greets you, Living room has low maintenance laminate floors, beautiful kitchen with granite counter tops and all the appliances stay. A laundry room that is actually a ROOM not a closet. Spacious bonus room above the garage could be 4th bedroom or home office.

18. 2021-05-07
    listed $255,000

    Show marketing remark (395 chars)

    Country living in quiet community just 15 minutes from Clarksville. Almost half acre lot with fenced back yard. Covered front porch greets you, Living room has low maintenance laminate floors, beautiful kitchen with granite counter tops and all the appliances stay. A laundry room that is actually a ROOM not a closet. Spacious bonus room above the garage could be 4th bedroom or home office.

19. 2017-08-14
    soldstatus $197,000
20. 2017-08-14
    soldstatus $197,000
21. 2017-06-16
    listed $197,000
22. 2017-03-10
    soldstatus $160,000
23. 2016-07-01
    soldstatus $160,000
24. 2016-07-01
    soldstatus $160,000
25. 2015-06-02
    listed $172,000
26. 2008-03-13
    soldstatus $163,900

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$27/yr (+$2/mo · 1.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,649
• − Mortgage interest: −$13,724
• − Property taxes: −$2,080
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$7,127
• Taxable loss: −$5,131
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $402/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: Todd County
• NCES district ID: 2105550
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $39,989
• Composite: 26.01/100
• National rank: #7315
• State rank: #99 of 165 in KY

Livability — Trenton

• Score: 67/100
• State rank: #228
• US rank: #11190

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, KY
• City population: 2,143
• Population (ZIP): 3,203

Population outlook (Todd County) Hauer SSP2

• Today (2025): 12,073 people
• By 2030: 11,770 · -2.5%
• By 2040: 11,082 · -8.2%
• By 2050: 10,250 · -15.1%
• By 2075: 8,037 · -33.4%
• By 2100: 5,654 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 12% Black 10% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5%
• Common ancestry: Italian 8% Iranian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 66% English-only · German/W. Germanic 23% Spanish 9% Other Indo-European 1%

Political lean MEDSL · Todd

• 2024 margin: Solid R (+57.9) · D 20.6% · R 78.4% · Other 1.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -36.3pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.3 2016: R+53.9 2012: R+39.1 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.89%
• Current HPI: 302.8986
• 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

+49.5% since first listed

22 events — show timeline

• 2026-06-02 Pending — HCTCBOR
• 2026-05-08 Listed $245,000 HCTCBOR
• 2024-03-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-01-31 Price Changed $315,000 REALTRACS as Distributed by MLS Grid
• 2024-01-31 Relisted — REALTRACS as Distributed by MLS Grid
• 2023-12-09 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-11-13 Price Changed $295,000 REALTRACS as Distributed by MLS Grid
• 2023-09-16 Price Changed $299,900 REALTRACS as Distributed by MLS Grid
• 2023-08-15 Price Changed $310,000 REALTRACS as Distributed by MLS Grid
• 2023-07-06 Price Changed $315,000 REALTRACS as Distributed by MLS Grid
• 2023-06-24 Listed $325,000 REALTRACS as Distributed by MLS Grid
• 2021-07-15 Sold (Public Records) $250,000 Public Records
• 2021-07-13 Sold (MLS) $250,000 REALTRACS as Distributed by MLS Grid
• 2021-05-07 Listed $255,000 REALTRACS as Distributed by MLS Grid
• 2017-08-14 Sold (Public Records) $197,000 Public Records
• 2017-08-14 Sold (MLS) $197,000 REALTRACS as Distributed by MLS Grid
• 2017-06-16 Listed $197,000 REALTRACS as Distributed by MLS Grid
• 2017-03-10 Sold (Public Records) $160,000 Public Records
• 2016-07-01 Sold (Public Records) $160,000 Public Records
• 2016-07-01 Sold (MLS) $160,000 HCTCBOR
• 2015-06-02 Listed $172,000 HCTCBOR
• 2008-03-13 Sold (Public Records) $163,900 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,080 · -0.1% YoY. Source: county tax records.