10418 State Route 138 · Slaughters, KY 42456

$119,900

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 50 Days on market

Built 1972 0.51 ac lot $85/sqft · 91% above area

---

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 +15.7/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located just over the Hopkins county line, this home is move-in ready! Abundance of space for the price. . Spacious yard with a 2 car attached garage. . Also has 2 bedrooms, 1 bath with spacious family room with a cozy fireplace. . This won't last!! Call today for your private showing. . Kim Harper, 270-871-1889. Heritage Homes Real Estate

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $52 ($624/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 $111k (7.0% below list).
• Recommended offer: $111k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#423 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Webster County (rural): math 25% / reading 34% proficiency, ranked #114 of 165 in KY (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dixon Elementary School (math 37% / reading 42%, grade F, #208 of 676 statewide, top 34%, 303 students, 48% FRL); Webster County Middle School (math 22% / reading 36%, grade F, #156 of 217 statewide, top 74%, 315 students, 66% FRL); Webster County High School (math 22% / reading 27%, grade F, #179 of 254 statewide, top 78%, 676 students, 61% FRL).
• Market conditions: 4 active listings in the ZIP; 6 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($829 loan paydown + $7k appreciation (5.8% local appreciation)).
• Webster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $15k; list at $120k implies a 699% gain — meaningful room to come down on a strong offer.

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 $111,467 (7.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $62,801
• List price: $119,900
• Delta: 90.92%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.08×
• Total profit: $36,256
• Equity at exit: $73,577

10-year hold

• IRR: 16.3%
• Equity multiple: 4.11×
• Total profit: $104,556
• Equity at exit: $131,904

Cash invested: $33,572 (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 42456

• Home prices YoY: 2.1%
• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $52

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $135	-5% $93	+0% $52	+5% $11	+10% $-31
Rent	-10% $-36	-5% $8	+0% $52	+5% $96	+10% $140
Rate	-1.0pp $112	-0.5pp $82	base $52	+0.5pp $21	+1.0pp $-11

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-23
   status Active 341-char remark

   Show marketing remark (341 chars)

   Located just over the Hopkins county line, this home is move-in ready! Abundance of space for the price. . Spacious yard with a 2 car attached garage. . Also has 2 bedrooms, 1 bath with spacious family room with a cozy fireplace. . This won't last!! Call today for your private showing. . Kim Harper, 270-871-1889. Heritage Homes Real Estate

2. 2026-04-06
   status Pending 341-char remark

   Show marketing remark (341 chars)

   Located just over the Hopkins county line, this home is move-in ready! Abundance of space for the price. . Spacious yard with a 2 car attached garage. . Also has 2 bedrooms, 1 bath with spacious family room with a cozy fireplace. . This won't last!! Call today for your private showing. . Kim Harper, 270-871-1889. Heritage Homes Real Estate

3. 2026-03-23
   listed $119,900 Active 341-char remark

   Show marketing remark (341 chars)

   Located just over the Hopkins county line, this home is move-in ready! Abundance of space for the price. . Spacious yard with a 2 car attached garage. . Also has 2 bedrooms, 1 bath with spacious family room with a cozy fireplace. . This won't last!! Call today for your private showing. . Kim Harper, 270-871-1889. Heritage Homes Real Estate

4. 1976-06-01
   soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,376
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,488
• Taxable loss: −$1,366
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $952/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: Webster County
• NCES district ID: 2105820
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $39,542
• Composite: 24.76/100
• National rank: #7600
• State rank: #114 of 165 in KY

Livability — Slaughters

• Score: 59/100
• State rank: #423
• US rank: #20390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slaughters, KY
• Population (ZIP): 1,423

Population outlook (Webster County) Hauer SSP2

• Today (2025): 12,548 people
• By 2030: 12,119 · -3.4%
• By 2040: 11,345 · -9.6%
• By 2050: 10,761 · -14.2%
• By 2075: 10,166 · -19.0%
• By 2100: 10,546 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Webster

• 2024 margin: Solid R (+57.4) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -45.7pp toward R · 2008: -11.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+51.6 2016: R+54.4 2012: R+33.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.76%
• Current HPI: 278.5343
• 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

+699.3% since first listed

4 events — show timeline

• 2026-04-23 Relisted — MHCBOR
• 2026-04-06 Pending — MHCBOR
• 2026-03-23 Listed $119,900 MHCBOR
• 1976-06-01 Sold (Public Records) $15,000 Public Records

Property tax history

-7.8%/yr

Latest (2025): $219 · -12.4% YoY. Source: county tax records.