823 Sunset Dr · Benton, KY 42025

$160,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 60 Days on market

Built 1990 Fair condition 0.43 ac lot Garage $139/sqft · 15% above area Est $259k · 38% under ↓ 19% 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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• 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 $55 ($664/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 $135k (15.6% below list).
• Recommended offer: $135k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% 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: 316 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

• It's been on market 60 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 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 $135,004 (15.6% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.84% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (median comp): $259,485
• List price: $160,000
• Delta: -38.34%
• 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%)	10mo	$110,000	$95	47
904 W 10th St	0.89mi	3/2.0	1,100 (-4%)	13mo	$147,000	$134	46
890 Mayfield Hwy	0.57mi	3/1.0	1,040 (-10%)	10mo	$130,000	$125	45
508 W 8th St	0.89mi	3/2.0	1,232 (+7%)	12mo	$195,000	$158	43
1472 Mayfield Hwy	0.65mi	2/2.0 (-1)	1,272 (+10%)	7mo	$202,000	$159	41
1400 Walnut St	0.98mi	2/1.0 (-1)	1,200 (+4%)	9mo	$140,000	$117	41
418 W 12th St	0.88mi	3/1.5	1,284 (+12%)	10mo	$146,000	$114	36
1622 Walnut St	0.87mi	2/1.0 (-1)	992 (-14%)	0mo	$100,000	$101	32
841 Oak Level Rd	0.67mi	2/1.0 (-1)	1,022 (-11%)	12mo	$20,000	$20	31
222 Ash St	0.92mi	2/2.0 (-1)	1,301 (+13%)	12mo	$225,900	$174	29
419 W 8th St	0.95mi	2/1.0 (-1)	1,250 (+8%)	19mo	$20,000	$16	26
108 King St	0.68mi	2/1.0 (-1)	950 (-18%)	12mo	$95,000	$100	24

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $90,629
• Equity at exit: $144,141

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $264,040
• 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: 316
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $55

Break-even live

Break-even rent $1,280

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $146	-5% $101	+0% $55	+5% $10	+10% $-35
Rent	-10% $-51	-5% $2	+0% $55	+5% $109	+10% $162
Rate	-1.0pp $136	-0.5pp $96	base $55	+0.5pp $14	+1.0pp $-28

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	$1,550	$1.41	0d	1	0.60mi
306 W 14th St Benton, KY	2.0	1.0	1000	$999	$1.00	141d	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. 2026-09-25
   days on market $160,000 Active 60 DOM
2. 2026-09-24
   days on market $160,000 Active 59 DOM
3. 2026-09-23
   days on market $160,000 Active 58 DOM
4. 2026-09-21
   days on market $160,000 Active 56 DOM
5. 2026-09-20
   days on market $160,000 Active 55 DOM
6. 2026-09-19
   days on market $160,000 Active 54 DOM
7. 2026-09-18
   days on market $160,000 Active 53 DOM
8. 2026-09-17
   days on market $160,000 Active 52 DOM
9. 2026-09-16
   days on market $160,000 Active 51 DOM
10. 2026-09-15
    days on market $160,000 Active 50 DOM
11. 2026-09-14
    days on market $160,000 Active 49 DOM
12. 2026-09-13
    days on market $160,000 Active 48 DOM
13. 2026-09-12
    days on market $160,000 Active 47 DOM
14. 2026-09-11
    days on market $160,000 Active 46 DOM
15. 2026-09-05
    days on market $160,000 Active 40 DOM
16. 2026-09-04
    days on market $160,000 Active 39 DOM
17. 2026-09-03
    days on market $160,000 Active 38 DOM
18. 2026-09-02
    days on market $160,000 Active 37 DOM
19. 2026-08-30
    days on market $160,000 Active 34 DOM
20. 2026-08-29
    days on market $160,000 Active 33 DOM
21. 2026-08-28
    days on market $160,000 Active 32 DOM
22. 2026-08-27
    days on market $160,000 Active 31 DOM
23. 2026-08-26
    days on market $160,000 Active 30 DOM
24. 2026-08-25
    days on market $160,000 Active 29 DOM
25. 2026-08-24
    days on market $160,000 Active 28 DOM
26. 2026-08-23
    days on market $160,000 Active 27 DOM
27. 2026-08-22
    days on market $160,000 Active 26 DOM
28. 2026-08-21
    days on market $160,000 Active 25 DOM
29. 2026-08-20
    days on market $160,000 Active 24 DOM
30. 2026-08-19
    days on market $160,000 Active 23 DOM
31. 2026-08-18
    days on market $160,000 Active 22 DOM
32. 2026-08-17
    days on market $160,000 Active 21 DOM
33. 2026-08-16
    days on market $160,000 Active 20 DOM
34. 2026-08-15
    days on market $160,000 Active 19 DOM
35. 2026-08-14
    days on market $160,000 Active 18 DOM
36. 2026-08-13
    days on market $160,000 Active 17 DOM
37. 2026-08-12
    days on market $160,000 Active 16 DOM
38. 2026-08-11
    days on market $160,000 Active 15 DOM
39. 2026-08-10
    days on market $160,000 Active 14 DOM
40. 2026-08-09
    days on market $160,000 Active 13 DOM
41. 2026-08-08
    days on market $160,000 Active 12 DOM
42. 2026-08-07
    days on market $160,000 Active 11 DOM
43. 2026-08-06
    days on market $160,000 Active 10 DOM
44. 2026-08-05
    days on market $160,000 Active 9 DOM
45. 2026-08-04
    days on market $160,000 Active 8 DOM
46. 2026-08-03
    days on market $160,000 Active 7 DOM
47. 2026-07-31
    days on market $160,000 Active 4 DOM
48. 2026-07-30
    days on market $160,000 Active 3 DOM
49. 2026-07-29
    days on marketlisting id $160,000 Active 2 DOM
50. 2026-07-27
    days on market $160,000 Active 855 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: $16,200
• − Mortgage interest: −$8,962
• − Property taxes: −$1,265
• − Insurance: −$800
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,655
• Taxable loss: −$2,074
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,162/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.