175 Jefferson St · Cadiz, KY 42211

$90,000

2 bd · 1.0 ba · 934 sqft · Other · 164 Days on market

0.37 ac lot $96/sqft · 45% below area Est $164k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks 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

• New flooring
• Soaring ceilings
• Updated bathroom

Tags

• ORIGINAL DOUBLE DOORS
• SOARING CEILINGS
• UPDATED BATHROOM
• NEW FLOORING
• NEW FLOOR HEATING UNITS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.6% 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: schools D+, amenities F, commute 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.
• Market conditions: 302 active listings in the ZIP; 10 units permitted in Trigg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (18%) 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 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?
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: 1.62% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.46%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

• ARV (median comp): $164,025
• List price: $90,000
• Delta: -45.13%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.5%
• Equity multiple: 1.88×
• Total profit: $22,135
• Equity at exit: $13,419

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $66,541
• Equity at exit: $7,782

Cash invested: $25,200 (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 42211

• Active inventory: 302
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $577

Break-even live

Break-even rent $730

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $628	-5% $602	+0% $577	+5% $551	+10% $526
Rent	-10% $461	-5% $519	+0% $577	+5% $634	+10% $692
Rate	-1.0pp $622	-0.5pp $600	base $577	+0.5pp $553	+1.0pp $530

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $90,000 Active 164 DOM
2. 2026-06-19
   days on market $90,000 Active 162 DOM
3. 2026-06-18
   days on market $90,000 Active 161 DOM
4. 2026-06-17
   days on market $90,000 Active 160 DOM
5. 2026-06-16
   days on market $90,000 Active 159 DOM
6. 2026-06-15
   days on market $90,000 Active 158 DOM
7. 2026-06-14
   days on market $90,000 Active 156 DOM
8. 2026-06-12
   days on market $90,000 Active 155 DOM
9. 2026-06-09
   days on market $90,000 Active 152 DOM
10. 2026-06-08
    days on market $90,000 Active 151 DOM
11. 2026-06-07
    days on market $90,000 Active 150 DOM
12. 2026-06-05
    days on market $90,000 Active 147 DOM
13. 2026-06-03
    days on market $90,000 Active 146 DOM
14. 2026-06-03
    days on market $90,000 Active 145 DOM
15. 2026-06-01
    days on market $90,000 Active 144 DOM
16. 2026-05-31
    days on market $90,000 Active 143 DOM
17. 2026-05-30
    days on market $90,000 Active 142 DOM
18. 2026-05-18
    price $90,000 720-char remark

    Show marketing remark (720 chars)

    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.

19. 2026-04-28
    price $94,500 720-char remark

    Show marketing remark (720 chars)

    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.

20. 2026-01-19
    price $99,900 720-char remark

    Show marketing remark (720 chars)

    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.

21. 2026-01-08
    listed $109,900 Active 720-char remark

    Show marketing remark (720 chars)

    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.

22. 2026-01-05
    listed $100,000 Active 916-char remark

    Show marketing remark (916 chars)

    Beautiful, fully re-modeled brick building with intensely strong structure. Have been used for AirBnB for the past year and have generated anywhere from $500 to $2250 per month in and out of season. I have personally designed this home and have lived there, I deeply love this home and have grown a strong attraction to it, however, due to my newly married military affiliated husband, we have to move, sadly I have to put this beautiful get away for sale. I am willing to move the washer and dryer against the wall of what used to be the second bathroom if needed, and I am willing to work in consideration of other flexible requests and reasonable offers. No low ballers and serious inquiry only. This house is estimated to be more than what I am asking, and it is in a prime location, close to all amenities, I hope that you enjoy this home and its tranquility as much as I did and still do for weekend get-aways

23. 2025-07-02
    price $114,900
24. 2025-05-25
    listed $119,900 Active
25. 2024-02-01
    status Pending
26. 2023-11-27
    price $99,000
27. 2023-10-20
    listed $105,000 Active

ⓘ 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: $803 · $67/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 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: $17,514
• − Mortgage interest: −$5,041
• − Property taxes: −$803
• − Insurance: −$450
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$2,618
• Taxable income: $5,799
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $5,528/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: 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

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
• Population (ZIP): 12,912

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%

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%

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

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.