823 Sunset Dr · Benton, KY 42025

$160,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 12 Days on market

Built 1990 Fair condition 0.43 ac lot Garage $139/sqft · 15% above area Est $260k · 38% under ↓ 19% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Back on the market! Great opportunity to add quick equity with this 4 bed, 3 bath home in Benton! Gorgeous wooded subdivision, gives the feeling of privacy, while having the convenience of being near town. Short drive to the hospital, grocery, and restaurants, as well as Parkway access. Sunroom with stone bar is started with the potential for a great game room or relaxing spot.

Key facts

• Parkway access
• 0.43 acre lot
• 2 garage spots

Tags

• SUNROOM WITH STONE BAR
• SHORT DRIVE TO HOSPITAL
• SHORT DRIVE TO GROCERY
• SHORT DRIVE TO RESTAURANTS
• PARKWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.3% vs local median 4.0% 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: 254 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.01% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $259,511
• List price: $160,000
• Delta: -38.35%
• 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
931 Pine St	0.82mi	2/1.0 (-1)	1,160 (+1%)	8mo	$110,000	$95	48
904 W 10th St	0.89mi	3/2.0	1,100 (-4%)	12mo	$147,000	$134	48
890 Mayfield Hwy	0.57mi	3/1.0	1,040 (-10%)	8mo	$130,000	$125	46
508 W 8th St	0.89mi	3/2.0	1,232 (+7%)	10mo	$195,000	$158	45
1472 Mayfield Hwy	0.65mi	2/2.0 (-1)	1,272 (+10%)	5mo	$202,000	$159	43
1400 Walnut St	0.98mi	2/1.0 (-1)	1,200 (+4%)	8mo	$140,000	$117	42
418 W 12th St	0.88mi	3/1.5	1,284 (+12%)	8mo	$146,000	$114	37
408 W 8th St	1.01mi	2/1.0 (-1)	1,110 (-4%)	18mo	$49,900	$45	34
841 Oak Level Rd	0.67mi	2/1.0 (-1)	1,022 (-11%)	10mo	$20,000	$20	32
222 Ash St	0.92mi	2/2.0 (-1)	1,301 (+13%)	10mo	$225,900	$174	30
419 W 8th St	0.95mi	2/1.0 (-1)	1,250 (+8%)	18mo	$20,000	$16	27
108 King St	0.68mi	2/1.0 (-1)	950 (-18%)	11mo	$95,000	$100	25

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $104,257
• Equity at exit: $144,141

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $293,466
• Equity at exit: $310,845

Cash invested: $44,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 42025

• Home prices YoY: 7.1%
• Active inventory: 254
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $269

Break-even live

Break-even rent $1,280

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $360	-5% $315	+0% $269	+5% $224	+10% $179
Rent	-10% $141	-5% $205	+0% $269	+5% $333	+10% $397
Rate	-1.0pp $350	-0.5pp $310	base $269	+0.5pp $228	+1.0pp $186

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: $40,000
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Highland Dr Benton, KY	2.0	1.0	1100	$1,975	$1.80	93d	1	0.60mi
306 W 14th St Benton, KY	2.0	1.0	1000	$999	$1.00	93d	1	0.95mi

Property features AI

Exterior

• Parking: Detached garageDriveway
• Utilities: Public waterPublic sewer
• Home design: HouseOne story
• Construction: Wood sidingBlock and concrete perimeter foundation
• Exterior features: Few trees

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 2 total rooms
• Flooring: CarpetLaminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Eat-in kitchenPrimary bedroom on the first floorWalk-in closet(s)Soaking tub
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $160,000 Active 12 DOM
2. 2026-08-07
   days on market $160,000 Active 11 DOM
3. 2026-08-06
   days on market $160,000 Active 10 DOM
4. 2026-08-05
   days on market $160,000 Active 9 DOM
5. 2026-08-04
   days on market $160,000 Active 8 DOM
6. 2026-08-03
   days on market $160,000 Active 7 DOM
7. 2026-07-31
   days on market $160,000 Active 4 DOM
8. 2026-07-30
   days on market $160,000 Active 3 DOM
9. 2026-07-29
   days on marketlisting id $160,000 Active 2 DOM
10. 2026-07-27
    days on market $160,000 Active 855 DOM
11. 2026-07-25
    days on market $160,000 Active 853 DOM
12. 2026-07-24
    days on market $160,000 Active 852 DOM
13. 2026-07-23
    days on market $160,000 Active 851 DOM
14. 2026-07-22
    days on market $160,000 Active 850 DOM
15. 2026-07-21
    days on market $160,000 Active 849 DOM
16. 2026-07-18
    days on market $160,000 Active 846 DOM
17. 2026-07-17
    days on market $160,000 Active 844 DOM
18. 2026-07-15
    days on market $160,000 Active 843 DOM
19. 2026-07-14
    days on market $160,000 Active 842 DOM
20. 2026-07-13
    days on market $160,000 Active 841 DOM
21. 2026-07-12
    days on market $160,000 Active 840 DOM
22. 2026-07-11
    days on market $160,000 Active 839 DOM
23. 2026-07-11
    days on market $160,000 Active 838 DOM
24. 2026-07-09
    days on market $160,000 Active 837 DOM
25. 2026-07-08
    days on market $160,000 Active 836 DOM
26. 2026-07-07
    days on market $160,000 Active 835 DOM
27. 2026-07-06
    days on market $160,000 Active 834 DOM
28. 2026-07-05
    days on market $160,000 Active 833 DOM
29. 2026-07-04
    days on market $160,000 Active 832 DOM
30. 2026-07-03
    days on market $160,000 Active 831 DOM
31. 2026-07-02
    days on market $160,000 Active 830 DOM
32. 2026-07-01
    days on market $160,000 Active 829 DOM
33. 2026-06-30
    days on market $160,000 Active 828 DOM
34. 2026-06-29
    days on market $160,000 Active 827 DOM
35. 2026-06-28
    days on market $160,000 Active 826 DOM
36. 2026-06-27
    days on market $160,000 Active 825 DOM
37. 2026-06-26
    days on market $160,000 Active 823 DOM
38. 2026-06-22
    days on market $160,000 Active 820 DOM
39. 2026-06-21
    days on market $160,000 Active 819 DOM
40. 2026-06-19
    days on market $160,000 Active 817 DOM
41. 2026-06-18
    days on market $160,000 Active 816 DOM
42. 2026-06-17
    days on market $160,000 Active 815 DOM
43. 2026-06-16
    days on market $160,000 Active 814 DOM
44. 2026-06-15
    days on market $160,000 Active 813 DOM
45. 2026-06-14
    days on market $160,000 Active 811 DOM
46. 2026-06-12
    days on market $160,000 Active 810 DOM
47. 2026-06-09
    days on market $160,000 Active 807 DOM
48. 2026-06-08
    days on market $160,000 Active 806 DOM
49. 2026-06-07
    days on market $160,000 Active 805 DOM
50. 2026-06-03
    days on market $160,000 Active 801 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: $1,265 · $105/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$111/yr (+$9/mo · 8.8%)

ⓘ 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 · 18 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: $19,450
• − Mortgage interest: −$8,962
• − Property taxes: −$1,265
• − Insurance: −$800
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,655
• Taxable income: $656
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $3,074/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $28,800–$51,840 screening

The home requires moderate repairs and maintenance, with the potential for significant value increases through painting and updating the kitchen cabinets.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Exposed insulation and structural damage suggest significant roof issues.
• Major Windows (windows) — Windows appear to be in poor condition, with visible damage and missing parts.
• Major Electrical (electrical) — Exposed wiring and structural damage indicate severe electrical issues.
• Major Plumbing (plumbing) — Exposed plumbing and structural damage suggest significant plumbing issues.
• Major Exterior (exterior) — Exposed insulation and structural damage indicate severe exterior damage.

Repairs flagged

• Minor Kitchen cabinets — Worn but still functional.
• Minor Bathroom fixtures — Standard fixtures, but may need updating.
• Moderate Exterior siding — Visible signs of wear and tear.
• Moderate Foundation — Some visible signs of wear and tear.

Value-add opportunities

• Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly improve the home's curb appeal and interior aesthetics. ↑
• Rental Landscaping and yard maintenance — A well-maintained yard can attract more renters and increase rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Benton Elementary School F KY #234/676 Nat'l #20,973/41,679 High Marshall County High School F KY #151/254 Nat'l #11,740/17,239

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

C Composite livability gradescore 69/100

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
• County: Marshall · 30,647 people
• Population (ZIP): 19,238
• Household income: $66,919
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Exterior

• Parking: Detached garageDriveway
• Utilities: Public waterPublic sewer
• Home design: HouseOne story
• Construction: Wood sidingBlock and concrete perimeter foundation
• Exterior features: Few trees

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: 2 total rooms
• Flooring: CarpetLaminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Eat-in kitchenPrimary bedroom on the first floorWalk-in closet(s)Soaking tub
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-19.0% since first listed

5 events — show timeline

• 2026-07-01 Listed $160,000 ImagineMLS
• 2024-10-14 Price Changed $160,000 WKRMLS
• 2024-09-25 Relisted — WKRMLS
• 2024-05-19 Price Changed $180,000 WKRMLS
• 2024-03-08 Listed $197,500 WKRMLS

Property tax history

-0.4%/yr

Latest (2025): $1,265 · -1.7% YoY. Source: county tax records.