181 Woodland Dr · Benton, KY 42025

$269,000

2 bd · 2.0 ba · 1,976 sqft · Other public records · 154 Days on market

Built 1976 1.58 ac lot $136/sqft · at area comps Est $272k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +7.0/30.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Cute and cozy home just minutes from the lake! Inside, the layout is great and open with a large primary suite, enjoy updated applainces! This home is ready to move right in! If your heart lies in the outdoors, you'll be in heaven here. Just in time for lake season - Moors Marina is about 6 miles away. The outdoor space would be great for entertaining with multiple decks, a fire pit, treehouse views from the top story and a covered patio. As a bonus, there is a 2 car detached garage. This one is a must see!

Key facts

• Updated appliances
• Multiple decks
• Covered patio

Tags

• UPDATED APPLIANCES
• OUTDOOR SPACE
• MULTIPLE DECKS
• FIRE PIT
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $269k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (38.2% below list).
• Recommended offer: $166k (38.2% below list) — sets the bar for 1% rule.

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: schools D, 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.
• Market conditions: 178 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $220k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $166,313 (38.2% 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 154 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 13.5

CMA / ARV

• ARV (median comp): $272,121
• List price: $269,000
• Delta: -1.15%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $121,629
• Equity at exit: $242,337

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $377,544
• Equity at exit: $522,608

Cash invested: $75,320 (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 42025

• Home prices YoY: 7.1%
• Active inventory: 178
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-389

Break-even live

Break-even rent $2,156

Max offer price $200,200

Occupancy floor —

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $269,000 Active 154 DOM
2. 2026-06-18
   days on market $269,000 Active 153 DOM
3. 2026-06-17
   days on market $269,000 Active 152 DOM
4. 2026-06-16
   days on market $269,000 Active 151 DOM
5. 2026-06-15
   days on market $269,000 Active 150 DOM
6. 2026-06-14
   days on market $269,000 Active 148 DOM
7. 2026-06-12
   days on market $269,000 Active 147 DOM
8. 2026-06-09
   days on market $269,000 Active 144 DOM
9. 2026-06-08
   days on market $269,000 Active 143 DOM
10. 2026-06-07
    days on market $269,000 Active 142 DOM
11. 2026-06-03
    days on market $269,000 Active 138 DOM
12. 2026-06-02
    days on market $269,000 Active 137 DOM
13. 2026-06-01
    days on market $269,000 Active 136 DOM
14. 2026-05-31
    days on market $269,000 Active 135 DOM
15. 2026-05-30
    days on market $269,000 Active 134 DOM
16. 2026-03-25
    price $269,000 512-char remark

    Show marketing remark (512 chars)

    Cute and cozy home just minutes from the lake! Inside, the layout is great and open with a large primary suite, enjoy updated applainces! This home is ready to move right in! If your heart lies in the outdoors, you'll be in heaven here. Just in time for lake season - Moors Marina is about 6 miles away. The outdoor space would be great for entertaining with multiple decks, a fire pit, treehouse views from the top story and a covered patio. As a bonus, there is a 2 car detached garage. This one is a must see!

17. 2026-01-16
    listed $279,999 Active 512-char remark

    Show marketing remark (512 chars)

    Cute and cozy home just minutes from the lake! Inside, the layout is great and open with a large primary suite, enjoy updated applainces! This home is ready to move right in! If your heart lies in the outdoors, you'll be in heaven here. Just in time for lake season - Moors Marina is about 6 miles away. The outdoor space would be great for entertaining with multiple decks, a fire pit, treehouse views from the top story and a covered patio. As a bonus, there is a 2 car detached garage. This one is a must see!

18. 2023-10-23
    soldstatus $220,000
19. 2023-10-20
    soldstatus $220,000 Closed 715-char remark

    Show marketing remark (715 chars)

    This lake area home is all about enjoying the outdoors, with two decks, one of which provides "treehouse views"; covered patio allows for expansive seating, and a lower patio with firepit. Upon entry you will find an open concept staircase; family room; living/dining room; 1/2 bath; utility room closet with new washer/dryer; galley style kitchen w/ new stove, refrigerator, dishwasher. The upper floor provides a spacious owners suite w/ walk-in closet; 2, secondary bedrooms; large deck with "treehouse views"; primary bathroom. The 2-car garage measures approximately 27X31. Moors Resort/Marina approximately 6 miles away. Natural landscape around the home provides privacy and lovely views!

20. 2023-09-06
    price $224,000 715-char remark

    Show marketing remark (715 chars)

    This lake area home is all about enjoying the outdoors, with two decks, one of which provides "treehouse views"; covered patio allows for expansive seating, and a lower patio with firepit. Upon entry you will find an open concept staircase; family room; living/dining room; 1/2 bath; utility room closet with new washer/dryer; galley style kitchen w/ new stove, refrigerator, dishwasher. The upper floor provides a spacious owners suite w/ walk-in closet; 2, secondary bedrooms; large deck with "treehouse views"; primary bathroom. The 2-car garage measures approximately 27X31. Moors Resort/Marina approximately 6 miles away. Natural landscape around the home provides privacy and lovely views!

21. 2023-07-21
    price $229,000 715-char remark

    Show marketing remark (715 chars)

    This lake area home is all about enjoying the outdoors, with two decks, one of which provides "treehouse views"; covered patio allows for expansive seating, and a lower patio with firepit. Upon entry you will find an open concept staircase; family room; living/dining room; 1/2 bath; utility room closet with new washer/dryer; galley style kitchen w/ new stove, refrigerator, dishwasher. The upper floor provides a spacious owners suite w/ walk-in closet; 2, secondary bedrooms; large deck with "treehouse views"; primary bathroom. The 2-car garage measures approximately 27X31. Moors Resort/Marina approximately 6 miles away. Natural landscape around the home provides privacy and lovely views!

22. 2023-06-10
    listed $249,900 Active 715-char remark

    Show marketing remark (715 chars)

    This lake area home is all about enjoying the outdoors, with two decks, one of which provides "treehouse views"; covered patio allows for expansive seating, and a lower patio with firepit. Upon entry you will find an open concept staircase; family room; living/dining room; 1/2 bath; utility room closet with new washer/dryer; galley style kitchen w/ new stove, refrigerator, dishwasher. The upper floor provides a spacious owners suite w/ walk-in closet; 2, secondary bedrooms; large deck with "treehouse views"; primary bathroom. The 2-car garage measures approximately 27X31. Moors Resort/Marina approximately 6 miles away. Natural landscape around the home provides privacy and lovely views!

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,313 · $193/mo
• Expected delta: +$146/yr (+$12/mo · 6.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,958
• − Mortgage interest: −$15,068
• − Property taxes: −$2,167
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$7,825
• Taxable loss: −$9,641
• Est. tax savings @ 24.0%: +$2,314
• After-tax cash flow: $-2,360/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: 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

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

• Population (ZIP): 19,238

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%

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%

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

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+7.6% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $269,000 WKRMLS
• 2026-01-16 Listed $279,999 WKRMLS
• 2023-10-23 Sold (Public Records) $220,000 Public Records
• 2023-10-20 Sold (MLS) $220,000 WKRMLS
• 2023-09-06 Price Changed $224,000 WKRMLS
• 2023-07-21 Price Changed $229,000 WKRMLS
• 2023-06-10 Listed $249,900 WKRMLS

Property tax history

+5.4%/yr

Latest (2025): $2,167 · -1.5% YoY. Source: county tax records.