59 Hwy 41 A N · Dixon, KY 42409

$84,900

3 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 229 Days on market

8,712 sqft lot $61/sqft · 45% below area Est $153k · 45% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• 1% rule +7.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

Key facts

• Spacious front porch
• New kitchen cabinets
• Local amenities

Tags

• SPACIOUS FRONT PORCH
• NEW KITCHEN CABINETS
• NEW BATHROOM FIXTURES
• NEW OUTBUILDING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#324 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Webster County (rural): math 25% / reading 34% proficiency, ranked #114 of 165 in KY (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 6 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (9.7% local appreciation)).
• Webster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.29% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (median comp): $153,000
• List price: $84,900
• Delta: -44.51%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Bourland Ave	0.25mi	2/1.0 (-1)	1,450 (+5%)	2mo	$153,000	$106	74
363 N US Hwy 41a	0.29mi	3/2.0	1,485 (+7%)	1mo	$181,000	$122	70
685 State Route 132 W	0.66mi	4/1.5 (+1)	1,359 (-2%)	1mo	$175,000	$129	58
639 W State Route 132	0.62mi	3/1.0	1,424 (+3%)	20mo	$30,000	$21	50
214 Lakeview Dr	0.58mi	3/1.0	1,200 (-13%)	9mo	$120,000	$100	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 3.86×
• Total profit: $67,884
• Equity at exit: $74,683

10-year hold

• IRR: 32.5%
• Equity multiple: 8.61×
• Total profit: $181,010
• Equity at exit: $159,176

Cash invested: $23,772 (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 42409

• Home prices YoY: 4.1%
• Active inventory: 11
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$14 /mo · $174/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $367

Break-even live

Break-even rent $627

Max offer price $84,900

Occupancy floor 61%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $84,900 Active 229 DOM
2. 2026-06-17
   days on market $84,900 Active 228 DOM
3. 2026-06-16
   days on market $84,900 Active 227 DOM
4. 2026-06-15
   days on market $84,900 Active 226 DOM
5. 2026-06-13
   days on market $84,900 Active 224 DOM
6. 2026-06-12
   days on market $84,900 Active 223 DOM
7. 2026-06-09
   days on market $84,900 Active 220 DOM
8. 2026-06-08
   days on market $84,900 Active 219 DOM
9. 2026-06-07
   days on market $84,900 Active 218 DOM
10. 2026-06-07
    days on market $84,900 Active 217 DOM
11. 2026-06-04
    days on market $84,900 Active 214 DOM
12. 2026-06-02
    days on market $84,900 Active 213 DOM
13. 2026-06-01
    days on market $84,900 Active 212 DOM
14. 2026-05-31
    days on market $84,900 Active 211 DOM
15. 2026-05-31
    days on market $84,900 Active 210 DOM
16. 2026-04-23
    price $99,900 454-char remark

    Show marketing remark (454 chars)

    This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

17. 2026-03-21
    price $109,900 454-char remark

    Show marketing remark (454 chars)

    This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

18. 2026-02-12
    price $114,900 454-char remark

    Show marketing remark (454 chars)

    This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

19. 2026-01-12
    price $124,900 454-char remark

    Show marketing remark (454 chars)

    This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

20. 2025-11-27
    price $139,900 454-char remark

    Show marketing remark (454 chars)

    This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

21. 2025-11-02
    listed $149,900 Active 454-char remark

    Show marketing remark (454 chars)

    This 3 bedroom, 1 bath property is in the heart of Dixon, Kentucky featuring a spacious front porch, perfect for relaxing or entertaining. Recent updates include new kitchen cabinets and new bathroom fixtures. The home also offers a 1-car garage, providing additional storage or workspace. Roof and siding are both less than 4 years old, offering peace of mind and low maintenance for years to come. Conveniently located near schools and local amenities.

22. 2025-10-16
    soldstatus $50,000

ⓘ 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: $174 · $14/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$556/yr (+$46/mo · 319.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 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: $13,096
• − Mortgage interest: −$4,756
• − Property taxes: −$174
• − Insurance: −$424
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,470
• Taxable income: $3,177
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $3,642/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: Webster County
• NCES district ID: 2105820
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $39,542
• Composite: 24.76/100
• National rank: #7600
• State rank: #114 of 165 in KY

Livability — Dixon

• Score: 63/100
• State rank: #324
• US rank: #15561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixon, KY
• Population (ZIP): 2,319

Population outlook (Webster County) Hauer SSP2

• Today (2025): 12,548 people
• By 2030: 12,119 · -3.4%
• By 2040: 11,345 · -9.6%
• By 2050: 10,761 · -14.2%
• By 2075: 10,166 · -19.0%
• By 2100: 10,546 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3%
• Common ancestry: Italian 12% Serbian 3% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 0%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+57.4) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -45.7pp toward R · 2008: -11.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+51.6 2016: R+54.4 2012: R+33.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.71%
• Current HPI: 244.2889
• 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

+99.8% since first listed

7 events — show timeline

• 2026-04-23 Price Changed $99,900 HABOR
• 2026-03-21 Price Changed $109,900 HABOR
• 2026-02-12 Price Changed $114,900 HABOR
• 2026-01-12 Price Changed $124,900 HABOR
• 2025-11-27 Price Changed $139,900 HABOR
• 2025-11-02 Listed $149,900 HABOR
• 2025-10-16 Sold (Public Records) $50,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $174 · +77.5% YoY. Source: county tax records.