111 Cherry Grove Dr · Benton, KY 42025

$249,900

4 bd · 2.0 ba · 2,416 sqft · SingleFamily public records · 221 Days on market

Built 1966 0.55 ac lot $103/sqft · at area comps Est $250k · at est. ↓ 16% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy space, comfort, and flexibility in this 4-bedroom, 2-bath home with 2,416 sq ft on a generous . 55-acre lot. The open family room with surround sound flows into the eat-in kitchen—perfect for hosting friends or relaxed nights at home. A second front living area adapts to your needs as a sitting room, home office, or formal dining space. You’ll love the kitchen’s custom cabinetry, granite countertops, and walk-in pantry, plus abundant storage throughout. The private primary suite features a stand-up shower and updated vanity, while the hall bath offers linen storage and a jetted tub for unwinding. Start mornings on the covered front porch and enjoy evenings on the back patio. The attached 2-car carport includes a tool shed and workbench, and the detached outbuilding with garage door is ideal for equipment or hobbies. City utilities and a convenient location near Benton, Mayfield, and Murray make daily living easy.

Key facts

• Custom cabinetry
• Standup shower
• Large family room

Tags

• LARGE FAMILY ROOM
• EAT-IN KITCHEN
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• STANDUP SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $80 ($955/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 $194k (22.2% below list).
• Recommended offer: $194k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Benton Elementary School (math 36% / reading 41%, grade F, #234 of 676 statewide, top 36%, 527 students, 51% FRL); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $194,491 (22.2% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (median comp): $249,939
• List price: $249,900
• Delta: -0.02%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2744 Mayfield Hwy	0.34mi	3/3.0 (-1)	2,078 (-14%)	14mo	$425,000	$205	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: 25.2%
• Equity multiple: 3.02×
• Total profit: $141,035
• Equity at exit: $225,130

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $411,068
• Equity at exit: $485,501

Cash invested: $69,972 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $80

Break-even live

Break-even rent $1,844

Max offer price $249,900

Occupancy floor 91%

Sensitivity live

Price	-10% $221	-5% $150	+0% $80	+5% $-277	+10% $-363
Rent	-10% $-74	-5% $3	+0% $80	+5% $156	+10% $233
Rate	-1.0pp $205	-0.5pp $143	base $80	+0.5pp $15	+1.0pp $-51

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $249,900 Active 221 DOM
2. 2026-06-19
   days on market $249,900 Active 219 DOM
3. 2026-06-18
   days on market $249,900 Active 218 DOM
4. 2026-06-17
   days on market $249,900 Active 217 DOM
5. 2026-06-16
   days on market $249,900 Active 216 DOM
6. 2026-06-15
   days on market $249,900 Active 215 DOM
7. 2026-06-14
   days on market $249,900 Active 213 DOM
8. 2026-06-12
   days on market $249,900 Active 212 DOM
9. 2026-06-09
   days on market $249,900 Active 209 DOM
10. 2026-06-08
    days on market $249,900 Active 208 DOM
11. 2026-06-07
    days on market $249,900 Active 207 DOM
12. 2026-06-03
    days on market $249,900 Active 203 DOM
13. 2026-06-02
    days on market $249,900 Active 202 DOM
14. 2026-06-01
    days on market $249,900 Active 201 DOM
15. 2026-05-31
    days on market $249,900 Active 200 DOM
16. 2026-05-30
    days on market $249,900 Active 199 DOM
17. 2026-05-01
    price $249,900 950-char remark

    Show marketing remark (950 chars)

    Enjoy space, comfort, and flexibility in this 4-bedroom, 2-bath home with 2,416 sq ft on a generous . 55-acre lot. The open family room with surround sound flows into the eat-in kitchen—perfect for hosting friends or relaxed nights at home. A second front living area adapts to your needs as a sitting room, home office, or formal dining space. You’ll love the kitchen’s custom cabinetry, granite countertops, and walk-in pantry, plus abundant storage throughout. The private primary suite features a stand-up shower and updated vanity, while the hall bath offers linen storage and a jetted tub for unwinding. Start mornings on the covered front porch and enjoy evenings on the back patio. The attached 2-car carport includes a tool shed and workbench, and the detached outbuilding with garage door is ideal for equipment or hobbies. City utilities and a convenient location near Benton, Mayfield, and Murray make daily living easy.

18. 2026-01-16
    price $259,999 950-char remark

    Show marketing remark (950 chars)

    Enjoy space, comfort, and flexibility in this 4-bedroom, 2-bath home with 2,416 sq ft on a generous . 55-acre lot. The open family room with surround sound flows into the eat-in kitchen—perfect for hosting friends or relaxed nights at home. A second front living area adapts to your needs as a sitting room, home office, or formal dining space. You’ll love the kitchen’s custom cabinetry, granite countertops, and walk-in pantry, plus abundant storage throughout. The private primary suite features a stand-up shower and updated vanity, while the hall bath offers linen storage and a jetted tub for unwinding. Start mornings on the covered front porch and enjoy evenings on the back patio. The attached 2-car carport includes a tool shed and workbench, and the detached outbuilding with garage door is ideal for equipment or hobbies. City utilities and a convenient location near Benton, Mayfield, and Murray make daily living easy.

19. 2025-12-10
    price $269,900 950-char remark

    Show marketing remark (950 chars)

    Enjoy space, comfort, and flexibility in this 4-bedroom, 2-bath home with 2,416 sq ft on a generous . 55-acre lot. The open family room with surround sound flows into the eat-in kitchen—perfect for hosting friends or relaxed nights at home. A second front living area adapts to your needs as a sitting room, home office, or formal dining space. You’ll love the kitchen’s custom cabinetry, granite countertops, and walk-in pantry, plus abundant storage throughout. The private primary suite features a stand-up shower and updated vanity, while the hall bath offers linen storage and a jetted tub for unwinding. Start mornings on the covered front porch and enjoy evenings on the back patio. The attached 2-car carport includes a tool shed and workbench, and the detached outbuilding with garage door is ideal for equipment or hobbies. City utilities and a convenient location near Benton, Mayfield, and Murray make daily living easy.

20. 2025-11-12
    listed $274,900 Active 950-char remark

    Show marketing remark (950 chars)

    Enjoy space, comfort, and flexibility in this 4-bedroom, 2-bath home with 2,416 sq ft on a generous . 55-acre lot. The open family room with surround sound flows into the eat-in kitchen—perfect for hosting friends or relaxed nights at home. A second front living area adapts to your needs as a sitting room, home office, or formal dining space. You’ll love the kitchen’s custom cabinetry, granite countertops, and walk-in pantry, plus abundant storage throughout. The private primary suite features a stand-up shower and updated vanity, while the hall bath offers linen storage and a jetted tub for unwinding. Start mornings on the covered front porch and enjoy evenings on the back patio. The attached 2-car carport includes a tool shed and workbench, and the detached outbuilding with garage door is ideal for equipment or hobbies. City utilities and a convenient location near Benton, Mayfield, and Murray make daily living easy.

21. 2025-08-11
    price $278,900
22. 2025-06-15
    listed $298,900 Active

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$1,642/yr (+$137/mo · 323.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $23,339
• − Mortgage interest: −$13,998
• − Property taxes: −$507
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − Depreciation: −$7,270
• Taxable loss: −$3,420
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $1,776/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

-16.4% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $249,900 WKRMLS
• 2026-01-16 Price Changed $259,999 WKRMLS
• 2025-12-10 Price Changed $269,900 WKRMLS
• 2025-11-12 Listed $274,900 WKRMLS
• 2025-08-11 Price Changed $278,900 WKRMLS
• 2025-06-15 Listed $298,900 WKRMLS

Property tax history

-4.1%/yr

Latest (2025): $507 · -6.2% YoY. Source: county tax records.