76 Boyds Landing Rd · Cadiz, KY 42211

$129,900

3 bd · 1.0 ba · 872 sqft · Other · 91 Days on market

Built 1963 1.10 ac lot $149/sqft · 26% above area Est $103k · 26% over ↓ 35% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO YOUR GATEWAY TO THE LAKES! 76 BOYD LANDING ROAD IS IN THE HEART OF THE LAKES! LOCATED RIGHT OFF 68-80. THIS HOME COMES WITH A 1.1-ACRE LOT FOR ENDLESS POSSIBILITIES! YOUR TICKET TO THE LAKES IS RIGHT HERE! With some elbow grease and love, this one can be an ideal Airbnb or a home for you! 3 MINUTES FROM LAKE BARKLEY & 6 MINUTES TO DEVILS ELBOW!

Key facts

• 1.1-acre lot
• 1.1 acre lot
• Built 1963

Tags

• 1.1-ACRE LOT
• 3 MINUTES FROM LAKE BARKLEY
• 6 MINUTES TO DEVILS ELBOW

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 295 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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.25% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (median comp): $103,290
• List price: $129,900
• Delta: 25.76%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.8%
• Equity multiple: 1.31×
• Total profit: $11,120
• Equity at exit: $19,369

10-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $50,977
• Equity at exit: $11,231

Cash invested: $36,372 (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: 295
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $506

Break-even live

Break-even rent $990

Max offer price $129,900

Occupancy floor 64%

Sensitivity live

Price	-10% $579	-5% $543	+0% $506	+5% $469	+10% $432
Rent	-10% $377	-5% $441	+0% $506	+5% $570	+10% $635
Rate	-1.0pp $571	-0.5pp $539	base $506	+0.5pp $472	+1.0pp $438

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $129,900 Active 91 DOM
2. 2026-06-18
   days on market $129,900 Active 90 DOM
3. 2026-06-17
   days on market $129,900 Active 89 DOM
4. 2026-06-16
   days on market $129,900 Active 88 DOM
5. 2026-06-15
   days on market $129,900 Active 87 DOM
6. 2026-06-14
   days on market $129,900 Active 85 DOM
7. 2026-06-12
   days on market $129,900 Active 84 DOM
8. 2026-06-09
   days on market $129,900 Active 81 DOM
9. 2026-06-08
   days on market $129,900 Active 80 DOM
10. 2026-06-07
    days on market $129,900 Active 79 DOM
11. 2026-06-05
    days on market $129,900 Active 76 DOM
12. 2026-06-03
    days on market $129,900 Active 75 DOM
13. 2026-06-03
    days on market $129,900 Active 74 DOM
14. 2026-06-01
    days on market $129,900 Active 73 DOM
15. 2026-05-31
    days on market $129,900 Active 72 DOM
16. 2026-05-30
    days on market $129,900 Active 71 DOM
17. 2026-03-21
    listed $129,900 Active 363-char remark

    Show marketing remark (363 chars)

    WELCOME TO YOUR GATEWAY TO THE LAKES! 76 BOYD LANDING ROAD IS IN THE HEART OF THE LAKES! LOCATED RIGHT OFF 68-80. THIS HOME COMES WITH A 1.1-ACRE LOT FOR ENDLESS POSSIBILITIES! YOUR TICKET TO THE LAKES IS RIGHT HERE! With some elbow grease and love, this one can be an ideal Airbnb or a home for you! 3 MINUTES FROM LAKE BARKLEY & 6 MINUTES TO DEVILS ELBOW!

18. 2026-03-20
    listed $129,900 Active 361-char remark

    Show marketing remark (361 chars)

    WELCOME TO YOUR GATEWAY TO THE LAKES! 76 BOYD LANDING ROAD IS IN THE HEART OF THE LAKES! LOCATED RIGHT OFF 68-80. THIS HOME COMES WITH 1.1-ACRE LOT FOR ENDLESS POSSIBILITIES! YOUR TICKET TO THE LAKES IS RIGHT HERE! WITH SOME ELBOW GREASE AND LOVE THIS ONE CAN BE AN IDEAL AIR B N B OR A HOME FOR YOU! 3 MINUTES FROM LAKE BARKLEY & 6 MINUTES TO DEVILS ELBOW!

19. 2026-03-01
    historical
20. 2025-11-03
    status Active
21. 2025-11-03
    status Active
22. 2025-11-01
    historical
23. 2025-09-18
    price $149,500
24. 2025-09-18
    price $149,500
25. 2025-07-12
    price $176,900
26. 2025-07-12
    price $176,900
27. 2025-04-25
    listed $199,900 Active
28. 2025-04-22
    listed $199,900 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: $557 · $46/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$560/yr (+$47/mo · 100.6%)

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

Taxation est. · year 1

• Rental income: $19,558
• − Mortgage interest: −$7,276
• − Property taxes: −$557
• − Insurance: −$650
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,779
• Taxable income: $4,167
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $5,070/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

• 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

-35.0% since first listed

12 events — show timeline

• 2026-03-21 Listed $129,900 HCTCBOR
• 2026-03-20 Listed $129,900 REALTRACS as Distributed by MLS Grid
• 2026-03-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-11-03 Relisted — HCTCBOR
• 2025-11-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-18 Price Changed $149,500 HCTCBOR
• 2025-09-18 Price Changed $149,500 REALTRACS as Distributed by MLS Grid
• 2025-07-12 Price Changed $176,900 REALTRACS as Distributed by MLS Grid
• 2025-07-12 Price Changed $176,900 HCTCBOR
• 2025-04-25 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2025-04-22 Listed $199,900 HCTCBOR

Property tax history

+27.6%/yr

Latest (2024): $557 · +1756.0% YoY. Source: county tax records.