59 Perry St · Cadiz, KY 42211

$156,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 72 Days on market

Built 1967 8,276 sqft lot $208/sqft · 33% above area Est $200k · 22% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you’ve been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

Key facts

• New front porch
• New cabinets
• New vinyl siding

Tags

• NEW VINYL SIDING
• NEW FRONT PORCH
• FRESH DRIVEWAY
• FULLY RENOVATED KITCHEN
• NEW BUTCHERBLOCK COUNTERTOPS
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $135k (13.5% below list).
• Recommended offer: $135k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.6% in Cadiz — 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 62/100 on livability (#354 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.
• Trigg County (town): math 23% / reading 40% proficiency, ranked #90 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 10 units permitted in Trigg 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 $5k of value loss. Plan a longer hold.
• Trigg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $40k; list at $156k implies a 290% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,864 (13.5% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (median comp): $200,120
• List price: $156,000
• Delta: -22.05%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-19,788
• Equity at exit: $23,260

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-10,274
• Equity at exit: $13,488

Cash invested: $43,680 (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 42211

• Active inventory: 294
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $87

Break-even live

Break-even rent $1,239

Max offer price $156,000

Occupancy floor 89%

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $156,000 Active 72 DOM
2. 2026-06-18
   days on market $156,000 Active 71 DOM
3. 2026-06-17
   days on market $156,000 Active 70 DOM
4. 2026-06-16
   days on market $156,000 Active 69 DOM
5. 2026-06-15
   days on market $156,000 Active 68 DOM
6. 2026-06-14
   days on market $156,000 Active 66 DOM
7. 2026-06-12
   days on market $156,000 Active 65 DOM
8. 2026-06-09
   days on market $156,000 Active 62 DOM
9. 2026-06-08
   days on market $156,000 Active 61 DOM
10. 2026-06-07
    days on market $156,000 Active 60 DOM
11. 2026-06-05
    days on market $156,000 Active 57 DOM
12. 2026-06-03
    days on market $156,000 Active 56 DOM
13. 2026-06-03
    days on market $156,000 Active 55 DOM
14. 2026-06-01
    days on market $156,000 Active 54 DOM
15. 2026-05-31
    days on market $156,000 Active 53 DOM
16. 2026-05-30
    days on market $156,000 Active 52 DOM
17. 2026-05-07
    status Active 850-char remark

    Show marketing remark (850 chars)

    Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you’ve been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

18. 2026-05-06
    status Active 844-char remark

    Show marketing remark (844 chars)

    Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you've been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

19. 2026-04-29
    historical Active Under Contract 844-char remark

    Show marketing remark (850 chars)

    Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you’ve been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

20. 2026-04-29
    historical Active Under Contract 850-char remark

    Show marketing remark (850 chars)

    Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you’ve been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

21. 2026-04-15
    listed $156,000 Active 844-char remark

    Show marketing remark (844 chars)

    Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you've been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

22. 2026-04-08
    listed $156,000 Active 850-char remark

    Show marketing remark (850 chars)

    Better Than New! This stunning 1.5-story home has undergone a massive transformation from 2019–2026, offering modern peace of mind with classic character. The exterior shines with new vinyl siding (2025), a new front porch (2026), and a fresh driveway. Inside, every room has been touched: enjoy a fully renovated kitchen boasting new butcherblock countertops, cabinets, and a dishwasher. Major infrastructure is handled with a new city sewage line, updated insulation, and new drywall throughout. With fresh vinyl flooring, a custom bathroom vanity, and a massive loft/3rd bedroom area with new insulation and drywall, this home is truly turn-key. Don't miss the 8x12 shed and leveled unfinished basement! If you’ve been searching for a home near Fort Campbell with privacy, space, and proximity to Lake Barkley, this home is a must see!

23. 2019-02-15
    soldstatus $40,000
24. 2019-02-13
    soldstatus $40,000
25. 2018-09-28
    listed $40,000
26. 2018-06-19
    soldstatus $36,000
27. 2018-05-16
    listed $39,900

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$993/yr (+$83/mo · 285.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,184
• − Mortgage interest: −$8,738
• − Property taxes: −$348
• − Insurance: −$1,577
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$4,538
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,428/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: Trigg County
• NCES district ID: 2105580
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $44,636
• Composite: 26.87/100
• National rank: #7100
• State rank: #90 of 165 in KY

Livability — Cadiz

• Score: 62/100
• State rank: #354
• US rank: #16772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cadiz, KY
• Population (ZIP): 12,912

Population outlook (Trigg County) Hauer SSP2

• Today (2025): 14,071 people
• By 2030: 13,950 · -0.9%
• By 2040: 13,575 · -3.5%
• By 2050: 13,065 · -7.1%
• By 2075: 11,990 · -14.8%
• By 2100: 10,802 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 2%

Political lean MEDSL · Trigg

• 2024 margin: Solid R (+52.4) · D 23.2% · R 75.5% · Other 1.3%
• 2008→2024 swing: -22.6pp toward R · 2008: -29.8pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+50.1 2016: R+49.6 2012: R+35.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.15%
• Current HPI: 130.8351
• 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

+291.0% since first listed

11 events — show timeline

• 2026-05-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-06 Relisted — HCTCBOR
• 2026-04-29 Contingent — HCTCBOR
• 2026-04-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-15 Listed $156,000 HCTCBOR
• 2026-04-08 Listed $156,000 REALTRACS as Distributed by MLS Grid
• 2019-02-15 Sold (Public Records) $40,000 Public Records
• 2019-02-13 Sold (MLS) $40,000 WKRMLS
• 2018-09-28 Listed $40,000 WKRMLS
• 2018-06-19 Sold (MLS) $36,000 WKRMLS
• 2018-05-16 Listed $39,900 WKRMLS

Property tax history

+7.4%/yr

Latest (2025): $348 · -8.6% YoY. Source: county tax records.