312 Drivers Ln · Mayfield, KY 42066

$59,900

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 66 Days on market

6,534 sqft lot $62/sqft · 32% below area Est $88k · 32% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bathroom home is being sold as-is, offering a fantastic opportunity for investors, flippers, or buyers looking to add their personal touch. Conveniently situated within walking distance of popular restaurants and shops, the location adds strong appeal for rental income or future resale value.

Key facts

• 6,534 sq ft lot
• Parking
• Listed 66 days

Tags

• WALKING DISTANCE OF SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.4% in Mayfield — 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 64/100 on livability (#292 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 126 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $60k implies a 50% gain — meaningful room to come down on a strong offer.

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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $87,783
• List price: $59,900
• Delta: -31.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 South 8th St	0.34mi	2/1.0	977 (+2%)	12mo	$80,000	$82	72
101 W Sunset Dr	0.36mi	3/1.5 (+1)	1,020 (+6%)	5mo	$80,000	$78	62
221 W Farthing St	0.51mi	2/1.0	1,019 (+6%)	5mo	$50,000	$49	62
115 Central Ave	0.22mi	2/1.0	1,024 (+7%)	23mo	$89,900	$88	59
1506 Murray St	0.42mi	3/1.0 (+1)	1,054 (+10%)	2mo	$139,900	$133	58
854 Paris Rd	0.43mi	2/1.0	1,045 (+9%)	12mo	$24,000	$23	56
105 E Farthing St	0.40mi	3/1.5 (+1)	1,078 (+12%)	1mo	$140,000	$130	54
210 Mayfair Dr	0.18mi	2/1.0	847 (-12%)	23mo	$61,000	$72	52
209 Mayfair Dr	0.19mi	2/1.0	1,084 (+13%)	23mo	$70,000	$65	51
1311 S 10th St	0.66mi	3/1.0 (+1)	1,010 (+5%)	7mo	$130,000	$129	50
229 W Farthing St	0.54mi	2/1.0	909 (-5%)	22mo	$82,500	$91	48
411 Central Ave	0.69mi	3/1.0 (+1)	1,100 (+14%)	7mo	$125,000	$114	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $7,578
• Equity at exit: $8,931

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $28,892
• Equity at exit: $5,179

Cash invested: $16,772 (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 42066

• Home prices YoY: -4.2%
• Active inventory: 126
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $271

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 64%

Sensitivity live

Price	-10% $313	-5% $292	+0% $271	+5% $250	+10% $230
Rent	-10% $203	-5% $237	+0% $271	+5% $305	+10% $340
Rate	-1.0pp $301	-0.5pp $286	base $271	+0.5pp $256	+1.0pp $240

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $59,900 Active 66 DOM
2. 2026-06-19
   days on market $59,900 Active 64 DOM
3. 2026-06-18
   days on market $59,900 Active 63 DOM
4. 2026-06-17
   days on market $59,900 Active 62 DOM
5. 2026-06-16
   days on market $59,900 Active 61 DOM
6. 2026-06-15
   days on market $59,900 Active 60 DOM
7. 2026-06-14
   days on market $59,900 Active 58 DOM
8. 2026-06-12
   days on market $59,900 Active 57 DOM
9. 2026-06-09
   days on market $59,900 Active 54 DOM
10. 2026-06-08
    days on market $59,900 Active 53 DOM
11. 2026-06-07
    days on market $59,900 Active 52 DOM
12. 2026-06-05
    days on market $59,900 Active 49 DOM
13. 2026-06-02
    days on market $59,900 Active 47 DOM
14. 2026-06-01
    days on market $59,900 Active 46 DOM
15. 2026-05-31
    days on market $59,900 Active 45 DOM
16. 2026-05-30
    days on market $59,900 Active 44 DOM
17. 2026-04-16
    listed $59,900 Active 311-char remark

    Show marketing remark (311 chars)

    This 2-bedroom, 1-bathroom home is being sold as-is, offering a fantastic opportunity for investors, flippers, or buyers looking to add their personal touch. Conveniently situated within walking distance of popular restaurants and shops, the location adds strong appeal for rental income or future resale value.

18. 2016-12-19
    soldstatus $39,900
19. 2016-12-16
    soldstatus $39,900 504-char remark

    Show marketing remark (504 chars)

    Location, Location, Location! This 1 or 2 bedroom home features spacious living area, great kitchen with an ample amount of cabinets and all appliances to remain, utility room with storage, covered front porch, covered deck that leads to fenced in back yard, carport, and outbuilding. Improvements include: metal roof 2011, gutters, and storm doors. You will love the convenience to shopping, restaurants, and etc. Great for starter home, those looking to downsize, or even that next investment property.

20. 2016-10-05
    listed $39,900 504-char remark

    Show marketing remark (504 chars)

    Location, Location, Location! This 1 or 2 bedroom home features spacious living area, great kitchen with an ample amount of cabinets and all appliances to remain, utility room with storage, covered front porch, covered deck that leads to fenced in back yard, carport, and outbuilding. Improvements include: metal roof 2011, gutters, and storm doors. You will love the convenience to shopping, restaurants, and etc. Great for starter home, those looking to downsize, or even that next investment property.

21. 2007-06-06
    soldstatus $29,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $10,407
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$1,743
• Taxable income: $2,446
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $2,667/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Mayfield

• Score: 64/100
• State rank: #292
• US rank: #14060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayfield, KY
• City population: 23,635
• Population (ZIP): 23,635

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 7% Black 6%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Italian 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.24%
• Current HPI: 258.3279
• 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

+106.6% since first listed

5 events — show timeline

• 2026-04-16 Listed $59,900 WKRMLS
• 2016-12-19 Sold (Public Records) $39,900 Public Records
• 2016-12-16 Sold (MLS) $39,900 WKRMLS
• 2016-10-05 Listed $39,900 WKRMLS
• 2007-06-06 Sold (Public Records) $29,000 Public Records

Property tax history

-35.0%/yr

Latest (2020): $5 · +1.6% YoY. Source: county tax records.