225 W Ramsey St · Dawson Springs, KY 42408

$99,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 9 Days on market

Built 1999 0.52 ac lot Est $116k · 14% 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 +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +1.6/10.0

Listing remarks

Beautiful yard, on the outside, open and spacious on the inside! This 3 bedroom 2 bath home has fresh blown in insulation in walls and ceiling, new refrigerator, new carpet and Laminate, and new HVAC this year! Open, split bedroom floor plan. Call for your tour and take your first step towards your next home! Call or text Sarah Wilkes 270.836.9600

Key facts

• New carpet
• New hvac
• New refrigerator

Tags

• FRESH BLOWN IN INSULATION
• NEW REFRIGERATOR
• NEW CARPET
• NEW HVAC
• OPEN SPLIT BEDROOM FLOOR PLAN

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured double-wide home; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Deck; Lot approximately 0.52 acre

Interior

• Kitchen: Range; Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 67/100 on livability (#207 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.
• Dawson Springs Independent (rural): math 22% / reading 29% proficiency, ranked #148 of 165 in KY (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 active listings in the ZIP; 122 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hopkins County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $116,032
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 S Main St	0.32mi	3/1.0	1,520 (-3%)	4mo	$90,000	$59	72
197 Park Ave	0.27mi	4/1.0 (+1)	1,588 (+1%)	10mo	$90,144	$57	68
505 Lynch St	0.33mi	3/2.5	1,545 (-2%)	23mo	$115,000	$74	61
214 Hamby Ave	0.26mi	2/1.5 (-1)	1,416 (-10%)	24mo	$125,000	$88	45
211 E Railroad	0.38mi	3/2.0	1,360 (-13%)	22mo	$125,000	$92	42

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $921
• Equity at exit: $14,895

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $22,973
• Equity at exit: $8,638

Cash invested: $27,972 (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 42408

• Home prices YoY: -2.7%
• Active inventory: 30
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $268

Break-even live

Break-even rent $938

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $324	-5% $296	+0% $268	+5% $240	+10% $211
Rent	-10% $167	-5% $217	+0% $268	+5% $318	+10% $369
Rate	-1.0pp $318	-0.5pp $293	base $268	+0.5pp $242	+1.0pp $216

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $99,900 Active 9 DOM
2. 2026-06-18
   days on market $99,900 Active 7 DOM
3. 2026-06-17
   days on market $99,900 Active 6 DOM
4. 2026-06-16
   days on market $99,900 Active 5 DOM
5. 2026-06-15
   days on market $99,900 Active 4 DOM
6. 2026-06-13
   days on market $99,900 Active 2 DOM
7. 2026-06-12
   remarks 349-char remark
8. 2026-06-12
   listed $99,900 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: $603 · $50/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$256/yr (+$21/mo · 42.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,324
• − Mortgage interest: −$5,596
• − Property taxes: −$603
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,906
• Taxable income: $1,765
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,791/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: Dawson Springs Independent
• NCES district ID: 2101500
• Math proficiency: 22% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $26,043
• Composite: 20.16/100
• National rank: #8635
• State rank: #148 of 165 in KY

Livability — Dawson Springs

• Score: 67/100
• State rank: #207
• US rank: #10195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dawson Springs, KY
• City population: 6,167
• Population (ZIP): 6,167

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 45,164 people
• By 2030: 44,083 · -2.4%
• By 2040: 41,650 · -7.8%
• By 2050: 39,303 · -13.0%
• By 2075: 34,567 · -23.5%
• By 2100: 29,476 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Serbian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+50.9) · D 23.9% · R 74.8% · Other 1.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -24.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+48.0 2016: R+54.0 2012: R+39.9 2008: R+24.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.70%
• Current HPI: 240.3026
• 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

+106.0% since first listed

9 events — show timeline

• 2026-06-11 Listed $99,900 MHCBOR
• 2024-10-28 Relisted — MHCBOR
• 2024-10-09 Pending — MHCBOR
• 2024-08-14 Price Changed $99,900 MHCBOR
• 2024-07-25 Price Changed $109,900 MHCBOR
• 2024-06-19 Price Changed $129,900 MHCBOR
• 2024-05-10 Listed $149,900 MHCBOR
• 2024-02-14 Sold (Public Records) $57,000 Public Records
• 2016-10-17 Sold (Public Records) $48,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $603 · -0.1% YoY. Source: county tax records.