175 Jefferson St · Cadiz, KY 42211

$100,000

2 bd · 1.0 ba · 938 sqft · SingleFamily · 211 Days on market

Built 1960 Good condition $107/sqft · 40% below area Est $165k · 39% under ↓ 14% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a truly one-of-a-kind property with this beautifully reimagined 2-bedroom, 1-bath home, originally constructed as a brick church. Full of character, it features stunning original double doors, soaring ceilings, and a warm, inviting atmosphere that blends historic charm with modern comfort. Located within the Cadiz, KY city limits and less than 5 miles from Lake Barkley, this home offers convenient access to outdoor recreation, dining, and local amenities. Recent updates include NEW FLOORING, FRESH INTERIOR PAINT, NEW FLOOR HEATING UNITS, AND AN UPDATED BATHROOM, ensuring move-in readiness and peace of mind. A rare opportunity to own a distinctive property with history, personality, and timeless appeal.

Key facts

• Built 1960
• Listed 210 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.5% in Cadiz — 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 62/100 on livability (#354 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Trigg County (town): math 23% / reading 40% proficiency, ranked #90 of 165 in KY (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trigg County Primary School (516 students, 66% FRL); Trigg County Middle School (math 19% / reading 44%, grade F, #125 of 217 statewide, top 63%, 440 students, 60% FRL); Trigg County High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• Market conditions: 390 active listings in the ZIP; 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Trigg County population projected to shrink 7% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1960 — 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 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. 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: 1.43% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.16%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (median comp): $165,239
• List price: $100,000
• Delta: -45.53%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1378 Jefferson St	0.57mi	2/1.0	968 (+3%)	1mo	$72,000	$74	67
70 Perry St	0.38mi	2/1.0	864 (-8%)	9mo	$162,500	$188	61
66 Perry St	0.38mi	2/1.0	864 (-8%)	9mo	$162,500	$188	61
70 Madison St	0.47mi	2/1.0	864 (-8%)	5mo	$109,000	$126	61
62 Perry St	0.39mi	2/1.0	864 (-8%)	9mo	$162,500	$188	61
58 Perry St	0.47mi	2/1.0	864 (-8%)	9mo	$162,500	$188	57

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $15,223
• Equity at exit: $14,910

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $53,684
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $182,000 ($170/sqft)
• Median days on market: 77 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 42211

• Active inventory: 390
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $494

Break-even live

Break-even rent $801

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $550	-5% $522	+0% $494	+5% $465	+10% $437
Rent	-10% $381	-5% $437	+0% $494	+5% $550	+10% $606
Rate	-1.0pp $544	-0.5pp $519	base $494	+0.5pp $468	+1.0pp $441

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 211 DOM
2. 2026-08-07
   days on market $100,000 Active 210 DOM
3. 2026-08-06
   days on market $100,000 Active 209 DOM
4. 2026-08-05
   days on market $100,000 Active 208 DOM
5. 2026-08-04
   days on market $100,000 Active 207 DOM
6. 2026-08-03
   days on market $100,000 Active 206 DOM
7. 2026-07-31
   days on market $100,000 Active 203 DOM
8. 2026-07-30
   days on market $100,000 Active 202 DOM
9. 2026-07-29
   days on market $100,000 Active 201 DOM
10. 2026-07-27
    days on market $100,000 Active 199 DOM
11. 2026-07-25
    days on market $100,000 Active 197 DOM
12. 2026-07-24
    days on market $100,000 Active 196 DOM
13. 2026-07-23
    days on market $100,000 Active 195 DOM
14. 2026-07-22
    days on market $100,000 Active 194 DOM
15. 2026-07-21
    days on market $100,000 Active 193 DOM
16. 2026-07-18
    days on market $100,000 Active 190 DOM
17. 2026-07-17
    days on market $100,000 Active 188 DOM
18. 2026-07-15
    days on market $100,000 Active 187 DOM
19. 2026-07-14
    days on market $100,000 Active 186 DOM
20. 2026-07-13
    days on market $100,000 Active 185 DOM
21. 2026-07-12
    days on market $100,000 Active 184 DOM
22. 2026-07-11
    days on market $100,000 Active 183 DOM
23. 2026-07-11
    days on market $100,000 Active 182 DOM
24. 2026-07-09
    days on market $100,000 Active 181 DOM
25. 2026-07-08
    days on market $100,000 Active 180 DOM
26. 2026-07-07
    days on market $100,000 Active 179 DOM
27. 2026-07-06
    days on market $100,000 Active 178 DOM
28. 2026-07-05
    days on market $100,000 Active 177 DOM
29. 2026-07-04
    pricelisting id $100,000 Active 176 DOM
30. 2026-07-03
    days on market $90,000 Active 176 DOM
31. 2026-07-02
    days on market $90,000 Active 175 DOM
32. 2026-07-01
    days on market $90,000 Active 174 DOM
33. 2026-06-30
    days on market $90,000 Active 173 DOM
34. 2026-06-29
    days on market $90,000 Active 172 DOM
35. 2026-06-28
    days on market $90,000 Active 171 DOM
36. 2026-06-27
    days on market $90,000 Active 170 DOM
37. 2026-06-26
    days on market $90,000 Active 168 DOM
38. 2026-06-22
    days on market $90,000 Active 165 DOM
39. 2026-06-21
    days on market $90,000 Active 164 DOM
40. 2026-06-19
    days on market $90,000 Active 162 DOM
41. 2026-06-18
    days on market $90,000 Active 161 DOM
42. 2026-06-17
    days on market $90,000 Active 160 DOM
43. 2026-06-16
    days on market $90,000 Active 159 DOM
44. 2026-06-15
    days on market $90,000 Active 158 DOM
45. 2026-06-14
    days on market $90,000 Active 156 DOM
46. 2026-06-12
    days on market $90,000 Active 155 DOM
47. 2026-06-09
    days on market $90,000 Active 152 DOM
48. 2026-06-08
    days on market $90,000 Active 151 DOM
49. 2026-06-07
    days on market $90,000 Active 150 DOM
50. 2026-06-05
    days on market $90,000 Active 147 DOM

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$57/yr (+$5/mo · 7.1%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $17,114
• − Mortgage interest: −$5,602
• − Property taxes: −$803
• − Insurance: −$500
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$2,909
• Taxable income: $4,562
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,829/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $4,690–$14,070 screening

This fully remodeled brick home is in good condition with cosmetic updates, making it move-in ready for both resale and rental.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC visible
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior visible

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Deep clean carpets — Improves living space appearance and comfort ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Trigg County Primary School Middle Trigg County Middle School F KY #125/217 Nat'l #8,497/14,009 High Trigg County High School F KY #97/254 Nat'l #10,416/17,239

Schools (NCES district)

• District: Trigg County
• NCES district ID: 2105580
• Math proficiency: 23% ▼ -20.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $44,636
• Composite: 26.87/100
• National rank: #7100
• State rank: #90 of 165 in KY

C Composite livability gradescore 62/100

Livability — Cadiz

• Score: 62/100
• State rank: #354
• US rank: #16772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cadiz, KY
• County: Trigg · 14,071 people
• Metro: Clarksville, TN-KY
• Population (ZIP): 12,912
• Household income: $54,039
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 7% of renters

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Population outlook (Trigg County) Hauer SSP2

• Today (2025): 14,071 people
• By 2030: 13,950 · -0.9%
• By 2040: 13,575 · -3.5%
• By 2050: 13,065 · -7.1%
• By 2075: 11,990 · -14.8%
• By 2100: 10,802 · -23.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 91% English-only · German/W. Germanic 7% Spanish 2%

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Political lean MEDSL · Trigg

• 2024 margin: Solid R (+52.4) · D 23.2% · R 75.5% · Other 1.3%
• 2008→2024 swing: -22.6pp toward R · 2008: -29.8pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+50.1 2016: R+49.6 2012: R+35.7 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.15%
• Current HPI: 130.8351
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in KY)

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

Price history

-14.3% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $90,000 WKRMLS
• 2026-04-28 Price Changed $94,500 WKRMLS
• 2026-01-19 Price Changed $99,900 WKRMLS
• 2026-01-08 Listed $109,900 WKRMLS
• 2026-01-05 Listed $100,000 Fizber.com
• 2025-07-02 Price Changed $114,900 WKRMLS
• 2025-05-25 Listed $119,900 WKRMLS
• 2024-02-01 Pending — MHCBOR
• 2023-11-27 Price Changed $99,000 MHCBOR
• 2023-10-20 Listed $105,000 MHCBOR

Property tax history

+38.2%/yr

Latest (2025): $803 · +283.0% YoY. Source: county tax records.