534 Brand St · Mayfield, KY 42066

$50,000

2 bd · 1.0 ba · 1,143 sqft · SingleFamily public records

Built 1900 0.27 ac lot Est $89k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

534 Brand St Mayfield. Older home in a great location with lots of updates. Some original hardwood flooring. Bathroom has been updated. Closet for one bedroom could be used as office space. 2 car carport and storage shed. Back yard is partially fenced.

Key facts

• 0.27 acre lot
• 2 parking spots

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $50k).
• Cap rate 16.6% 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.
• Mayfield Independent (town): math 30% / reading 38% proficiency, ranked #87 of 165 in KY (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mayfield Elementary School (math 41% / reading 45%, grade F, #165 of 676 statewide, top 25%, 874 students, 74% FRL); Mayfield Middle School (math 28% / reading 36%, grade F, #121 of 217 statewide, top 57%, 536 students, 68% FRL); Mayfield High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 537 students, 61% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: 123 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $21k; list at $50k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $50,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.97% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.95%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $89,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 E College St	0.06mi	2/1.5	1,127 (-1%)	8mo	$109,000	$97	86
712 E Walnut St	0.27mi	3/1.0 (+1)	1,105 (-3%)	7mo	$78,000	$71	71
518 S Third St	0.36mi	2/1.0	1,195 (+4%)	11mo	$49,000	$41	66
814 S 3rd St	0.38mi	2/1.5	1,199 (+5%)	18mo	$120,000	$100	57
714 E Walnut St	0.26mi	3/1.0 (+1)	1,236 (+8%)	15mo	$60,000	$49	57
807 Wright St	0.22mi	3/1.5 (+1)	1,232 (+8%)	16mo	$110,000	$89	56
909 Backusburg Rd	0.16mi	3/1.0 (+1)	1,285 (+12%)	13mo	$180,000	$140	56
854 Paris Rd	0.47mi	2/1.0	1,045 (-9%)	11mo	$24,000	$23	54
105 E Farthing St	0.62mi	3/1.5 (+1)	1,078 (-6%)	0mo	$140,000	$130	54
305 Wright St	0.47mi	3/1.0 (+1)	1,282 (+12%)	12mo	$32,000	$25	43
221 W Farthing St	0.75mi	2/1.0	1,019 (-11%)	5mo	$50,000	$49	42
101 W Sunset Dr	0.73mi	3/1.5 (+1)	1,020 (-11%)	5mo	$80,000	$78	37

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: 32.8%
• Equity multiple: 2.38×
• Total profit: $19,368
• Equity at exit: $7,455

10-year hold

• IRR: 39.8%
• Equity multiple: 4.73×
• Total profit: $52,278
• Equity at exit: $4,323

Cash invested: $14,000 (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: 123
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $431

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 252-char remark
2. 2026-06-07
   listed $50,000 Pending

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 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: $11,797
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,455
• Taxable income: $4,654
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $4,056/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: Mayfield Independent
• NCES district ID: 2103900
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $28,157
• Composite: 27.4/100
• National rank: #6971
• State rank: #87 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

• Census place: Mayfield, KY
• 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

+138.1% since first listed

3 events — show timeline

• 2026-06-07 Delisted — WKRMLS
• 2026-06-05 Listed $50,000 WKRMLS
• 1993-09-01 Sold (Public Records) $21,000 Public Records