5874 State Route 339 S · Mayfield, KY 42066

$140,000

2 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 117 Days on market

0.39 ac lot

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Why this score? — see what drove the D- 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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

Key facts

• Retro pink bathroom
• Large kitchen
• Spacious deck

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• VINTAGE PINK COUNTERTOPS
• RETRO PINK BATHROOM
• SPACIOUS DECK
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (25.8% below list).
• Recommended offer: $104k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Wingo Elementary School (math 53% / reading 50%, grade C-, #91 of 676 statewide, top 14%, 428 students, 76% FRL); Graves County Middle School (math 37% / reading 52%, grade D, #36 of 217 statewide, top 18%, 621 students, 53% FRL); Graves County High School (math 35% / reading 40%, grade F, #57 of 254 statewide, top 22%, 1,096 students, 49% FRL).
• 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,819 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-25,256
• Equity at exit: $20,874

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-25,441
• Equity at exit: $12,105

Cash invested: $39,200 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-40

Break-even live

Break-even rent $1,088

Max offer price $133,013

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $0	+0% $-40	+5% $-79	+10% $-119
Rent	-10% $-122	-5% $-81	+0% $-40	+5% $1	+10% $42
Rate	-1.0pp $31	-0.5pp $-4	base $-40	+0.5pp $-76	+1.0pp $-113

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   days on market $140,000 Active 117 DOM
2. 2026-06-08
   days on market $140,000 Active 116 DOM
3. 2026-06-07
   pricedays on market $140,000 Active 115 DOM
4. 2026-06-05
   days on market $147,500 Active 112 DOM
5. 2026-06-02
   days on market $147,500 Active 110 DOM
6. 2026-06-01
   days on market $147,500 Active 109 DOM
7. 2026-05-31
   days on market $147,500 Active 108 DOM
8. 2026-05-30
   days on market $147,500 Active 107 DOM
9. 2026-04-19
   price $147,500 938-char remark

   Show marketing remark (938 chars)

   Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

10. 2026-03-27
    price $155,000 938-char remark

    Show marketing remark (938 chars)

    Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

11. 2026-03-11
    price $157,000 938-char remark

    Show marketing remark (938 chars)

    Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

12. 2026-03-07
    price $165,000 938-char remark

    Show marketing remark (938 chars)

    Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

13. 2026-02-27
    price $172,000 938-char remark

    Show marketing remark (938 chars)

    Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

14. 2026-02-24
    price $165,000 938-char remark

    Show marketing remark (938 chars)

    Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

15. 2026-02-12
    listed $175,000 Active 938-char remark

    Show marketing remark (938 chars)

    Step into a home that blends character & comfort. This move-in ready 3BR/1BA brick beauty on 0.39 acres offers a welcoming layout w/ hardwood floors, new vinyl, and a cozy study. The large kitchen has tons of cabinet space and vintage pink countertops, and the retro pink bathroom features a tub plus a new shower. ___If you prefer a more modern look, these spaces are also perfect candidates for an easy update. ___Unique flexible floorplan. The 3rd bedroom- located conveniently between the carport & kitchen- is currently used as a sleeping space and boasts a large closet. Could also be used as a mudroom or office for those who don't need a traditional 3rd bedroom___Enjoy a spacious deck, a brick outbuilding with new windows, electricity and water—great for a workshop, hobby space, or garden shed—plus a storage shed/garage __ Swim spa is negotiable__ All major appliances stay, including washer and dryer.

16. 2024-11-07
    soldstatus $90,000
17. 2024-11-05
    soldstatus $90,000 Closed 281-char remark

    Show marketing remark (281 chars)

    Nice 3 bedroom, 1 bath home with beautiful hardwood floors! Features include large kitchen with spacious cabinets, built-in shelving, covered back porch, attached carport, brick outbuilding and detached garage. Property sits on a . 39 acre lot located in the Dublin, KY community.

18. 2024-11-04
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Nice 3 bedroom, 1 bath home with beautiful hardwood floors! Features include large kitchen with spacious cabinets, built-in shelving, covered back porch, attached carport, brick outbuilding and detached garage. Property sits on a . 39 acre lot located in the Dublin, KY community.

19. 2024-08-07
    soldstatus $57,750
20. 2024-07-22
    listed $99,900 Active 281-char remark

    Show marketing remark (281 chars)

    Nice 3 bedroom, 1 bath home with beautiful hardwood floors! Features include large kitchen with spacious cabinets, built-in shelving, covered back porch, attached carport, brick outbuilding and detached garage. Property sits on a . 39 acre lot located in the Dublin, KY community.

21. 1985-05-01
    soldstatus $32,000

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$397/yr (+$33/mo · 49.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 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: $12,458
• − Mortgage interest: −$7,842
• − Property taxes: −$807
• − Insurance: −$700
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$4,073
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $235/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

• 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

+360.9% since first listed

13 events — show timeline

• 2026-04-19 Price Changed $147,500 WKRMLS
• 2026-03-27 Price Changed $155,000 WKRMLS
• 2026-03-11 Price Changed $157,000 WKRMLS
• 2026-03-07 Price Changed $165,000 WKRMLS
• 2026-02-27 Price Changed $172,000 WKRMLS
• 2026-02-24 Price Changed $165,000 WKRMLS
• 2026-02-12 Listed $175,000 WKRMLS
• 2024-11-07 Sold (Public Records) $90,000 Public Records
• 2024-11-05 Sold (MLS) $90,000 WKRMLS
• 2024-11-04 Pending — WKRMLS
• 2024-08-07 Sold (Public Records) $57,750 Public Records
• 2024-07-22 Listed $99,900 WKRMLS
• 1985-05-01 Sold (Public Records) $32,000 Public Records

Property tax history

+17.3%/yr

Latest (2025): $807 · +325.3% YoY. Source: county tax records.