143 Mccullum Ln · Ledbetter, KY 42058

$82,500

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 157 Days on market

Built 1978 0.50 ac lot $73/sqft · 53% below area ↓ 33% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

Key facts

• Close to lakes area
• Large yard
• 0.5 acre lot

Tags

• LARGE YARD
• CLOSE TO LAKES AREA
• BOATING FISHING HUNTING
• RECREATIONAL ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#363 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Livingston County (rural): math 27% / reading 39% proficiency, ranked #80 of 165 in KY (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Livingston County population projected at -19% 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $171,128
• List price: $82,500
• Delta: -51.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
471 Golden Meadow Ln	0.38mi	3/1.5	1,152 (+2%)	1mo	$176,000	$153	75
357 Lakeview Dr	0.41mi	3/2.0	1,155 (+3%)	9mo	$180,000	$156	64
239 Marsha Dr	0.58mi	3/1.0	1,155 (+3%)	15mo	$159,900	$138	56
503 Kelly Dr	0.70mi	2/2.0 (-1)	1,120 (-0%)	11mo	$185,000	$165	49
288 Kelly Dr	0.68mi	3/1.5	1,250 (+11%)	22mo	$119,000	$95	29

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $15,635
• Equity at exit: $12,301

10-year hold

• IRR: 25.3%
• Equity multiple: 3.21×
• Total profit: $50,957
• Equity at exit: $7,133

Cash invested: $23,100 (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 42058

• Home prices YoY: -4.8%
• Active inventory: 56
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $455

Break-even live

Break-even rent $679

Max offer price $82,500

Occupancy floor 59%

Sensitivity live

Price	-10% $502	-5% $479	+0% $455	+5% $432	+10% $409
Rent	-10% $356	-5% $406	+0% $455	+5% $505	+10% $555
Rate	-1.0pp $497	-0.5pp $476	base $455	+0.5pp $434	+1.0pp $412

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $82,500 Active 157 DOM
2. 2026-06-18
   days on market $82,500 Active 155 DOM
3. 2026-06-17
   days on market $82,500 Active 154 DOM
4. 2026-06-16
   days on market $82,500 Active 153 DOM
5. 2026-06-15
   days on market $82,500 Active 152 DOM
6. 2026-06-13
   days on market $82,500 Active 150 DOM
7. 2026-06-12
   days on market $82,500 Active 149 DOM
8. 2026-06-09
   days on market $82,500 Active 146 DOM
9. 2026-06-08
   days on market $82,500 Active 145 DOM
10. 2026-06-07
    days on market $82,500 Active 144 DOM
11. 2026-06-05
    days on market $82,500 Active 142 DOM
12. 2026-06-04
    days on market $82,500 Active 140 DOM
13. 2026-06-02
    days on market $82,500 Active 139 DOM
14. 2026-06-01
    days on market $82,500 Active 138 DOM
15. 2026-05-31
    days on market $82,500 Active 137 DOM
16. 2026-05-31
    days on market $82,500 Active 136 DOM
17. 2026-05-15
    status Active 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

18. 2026-04-20
    price $82,500 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

19. 2026-03-13
    price $105,500 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

20. 2026-03-06
    price $106,000 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

21. 2026-03-01
    price $107,000 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

22. 2026-02-20
    price $110,000 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

23. 2026-02-09
    price $120,000 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

24. 2026-01-14
    listed $123,000 Active 307-char remark

    Show marketing remark (307 chars)

    Three bedrooms in a great location with fresh paint and large yard priced to sell. Located in Ledbetter and just minutes from Paducah with shopping, hospitals and entertainment. Ledbetter is in Livingston County and is close to the lakes area and boating, fishing, hunting and other recreational activities.

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,064
• − Mortgage interest: −$4,621
• − Property taxes: −$831
• − Insurance: −$412
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$2,400
• Taxable income: $4,389
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,412/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: Livingston County
• NCES district ID: 2103510
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 39% ▼ -17.00%
• Median HH income: $41,875
• Composite: 27.87/100
• National rank: #6873
• State rank: #80 of 165 in KY

Livability — Ledbetter

• Score: 62/100
• State rank: #363
• US rank: #17276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ledbetter, KY
• City population: 2,122
• Population (ZIP): 2,122

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 8,790 people
• By 2030: 8,413 · -4.3%
• By 2040: 7,709 · -12.3%
• By 2050: 7,090 · -19.3%
• By 2075: 6,046 · -31.2%
• By 2100: 5,202 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Scottish 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.9% · Other 1.3%
• 2008→2024 swing: -35.4pp toward R · 2008: -27.6pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+61.4 2016: R+57.8 2012: R+38.6 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.03%
• Current HPI: 217.6383
• 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

-32.9% since first listed

8 events — show timeline

• 2026-05-15 Relisted — WKRMLS
• 2026-04-20 Price Changed $82,500 WKRMLS
• 2026-03-13 Price Changed $105,500 WKRMLS
• 2026-03-06 Price Changed $106,000 WKRMLS
• 2026-03-01 Price Changed $107,000 WKRMLS
• 2026-02-20 Price Changed $110,000 WKRMLS
• 2026-02-09 Price Changed $120,000 WKRMLS
• 2026-01-14 Listed $123,000 WKRMLS

Property tax history

+1.8%/yr

Latest (2025): $831 · +0.4% YoY. Source: county tax records.