2510 Olive-hamlet Rd · Benton, KY 42025

$150,000

4 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 7 Days on market

Built 1960 10 ac lot

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Why this score? — see what drove the B+ 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 +29.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OLIVE-HAMLET RD-EAST OF BENTON-APPROX 10 ACRES +/- WITH 2 PONDS-PLENTY OF ROAD FRONTAGE-PARTIALLY FENCED-HOUSE "MAY NOT" BE SALVAGEABLE BECAUSE OF PAST LEAKS-MOLD HAS OCCURRED AS A RESULT OF PAST LEAKS FROM GROUND SURFACE WATER-ROOF(CHIMNEY) AS WELL AS PLUMBING LEAKS-HOUSE WAS NOT CONSIDERED IN PRICE BECAUSE OF THIS-MAIN FLOOR HAS 3 BEDROOMS-2 BATHS (ONE OF BATHS NEEDS REDONE (MATERIAL IS THERE FOR THAT)LIVINGROOM-DINING AREA-KITCHEN-BASEMENT HAS FAMILYROOM WITH A WOOD STOVE (FLUE) 2 BEDROOMS & UTILITY ROOM-A SINGLE GARAGE IS ALSO ADDED ONTO THE BASEMENT THAT IS UNDER A. EDROOM/BATH FROM MAIN LEVEL, THAT WAS ADDED ON LATER AFTER MAIN HOUSE WAS BUILT-HAS 2 PONDS (ONE LARGER THAN THE OTHER)JONATHAN CREEK WATER-UNUSED WELL UNDER DECK)BENTON GA

Key facts

• 2 ponds
• Wood stove
• Utility room

Tags

• 10 ACRES
• 2 PONDS
• ROAD FRONTAGE
• WOOD STOVE
• UTILITY ROOM
• CABLE TV AVAILABLE

Property features AI

Exterior

• Parking: 1-car garage; Gravel parking
• Utilities: Private well water; Septic tank sewer; Cable available; Natural gas available
• Home design: Single-family residence; Single-story
• Construction: Frame construction with vinyl siding; Composition roof; Finished below-grade area
• Exterior features: Deck; Pond; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood heating; Ceiling fan cooling
• Interior features: Fireplace in the family room; Finished basement
• Laundry & utility: Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.7% 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: Jonathan Elementary School (math 17% / reading 32%, grade F, #489 of 676 statewide, top 76%, 238 students, 72% 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: 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $116,688
• Equity at exit: $135,132

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $315,970
• Equity at exit: $291,417

Cash invested: $42,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $550

Break-even live

Break-even rent $1,151

Max offer price $150,000

Occupancy floor 65%

Sensitivity live

Price	-10% $635	-5% $593	+0% $550	+5% $508	+10% $465
Rent	-10% $404	-5% $477	+0% $550	+5% $623	+10% $696
Rate	-1.0pp $626	-0.5pp $588	base $550	+0.5pp $511	+1.0pp $472

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $150,000 Active 7 DOM
2. 2026-06-19
   days on market $150,000 Active 5 DOM
3. 2026-06-18
   days on market $150,000 Active 4 DOM
4. 2026-06-17
   days on market $150,000 Active 3 DOM
5. 2026-06-16
   days on market $150,000 Active 2 DOM
6. 2026-06-15
   remarks 685-char remark
7. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$565/yr (+$47/mo · 77.9%)

ⓘ 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 4/10 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: $22,174
• − Mortgage interest: −$8,402
• − Property taxes: −$725
• − Insurance: −$750
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,364
• Taxable income: $4,385
• Est. tax owed @ 24.0%: −$1,052
• After-tax cash flow: $5,550/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

+0.0% since first listed

2 events — show timeline

• 2026-06-14 Listed $150,000 WKRMLS
• 2026-06-14 Listed $150,000 WKRMLS

Property tax history

-1.5%/yr

Latest (2025): $725 · -1.5% YoY. Source: county tax records.