527 7th St S · Mayfield, KY 42066

$150,000

4 bd · 2.0 ba · 3,173 sqft · SingleFamily public records · 304 Days on market

Built 1880 0.37 ac lot $47/sqft · 11% below area Est $168k · 11% under

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +12.3/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• 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 MLS

Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one. Professional photos to follow

Key facts

• Built-in showcases
• Deep concrete drive
• Grand staircase

Tags

• VICTORIAN HOME
• GRAND STAIRCASE
• BUILT-IN SHOWCASES
• FENCED BACKYARD
• DEEP CONCRETE DRIVE
• TWO-CAR CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.3% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: schools D, amenities F, commute 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.
• 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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 1880 — 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: 0.89% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $167,982
• List price: $150,000
• Delta: -10.70%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S 10th St	0.32mi	3/2.0 (-1)	2,842 (-10%)	3mo	$75,000	$26	61
619 S 1st St	0.36mi	4/3.0	3,092 (-3%)	24mo	$295,000	$95	55
612 Backusburg Rd	0.41mi	4/2.0	3,510 (+11%)	16mo	$175,000	$50	50
931 S 8th St	0.37mi	4/2.0	2,742 (-14%)	20mo	$166,000	$61	44
711 Backusburg Rd	0.48mi	4/3.0	3,640 (+15%)	15mo	$340,000	$93	36

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-13,658
• Equity at exit: $22,365

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,611
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $168

Break-even live

Break-even rent $1,117

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $253	-5% $211	+0% $168	+5% $126	+10% $83
Rent	-10% $63	-5% $116	+0% $168	+5% $221	+10% $273
Rate	-1.0pp $244	-0.5pp $207	base $168	+0.5pp $129	+1.0pp $90

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $150,000 Active 304 DOM
2. 2026-06-17
   days on market $150,000 Active 303 DOM
3. 2026-06-16
   days on market $150,000 Active 302 DOM
4. 2026-06-15
   days on market $150,000 Active 301 DOM
5. 2026-06-13
   days on market $150,000 Active 299 DOM
6. 2026-06-12
   days on market $150,000 Active 298 DOM
7. 2026-06-09
   days on market $150,000 Active 295 DOM
8. 2026-06-08
   days on market $150,000 Active 294 DOM
9. 2026-06-07
   days on market $150,000 Active 293 DOM
10. 2026-06-07
    days on market $150,000 Active 292 DOM
11. 2026-06-04
    days on market $150,000 Active 289 DOM
12. 2026-06-02
    days on market $150,000 Active 288 DOM
13. 2026-06-01
    days on market $150,000 Active 287 DOM
14. 2026-05-31
    days on market $150,000 Active 286 DOM
15. 2026-05-31
    days on market $150,000 Active 285 DOM
16. 2026-05-09
    price $150,000 944-char remark

    Show marketing remark (944 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one. Professional photos to follow

17. 2026-05-08
    price $150,000 916-char remark

    Show marketing remark (916 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one.

18. 2025-12-08
    price $172,000 944-char remark

    Show marketing remark (916 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one.

19. 2025-12-08
    price $172,000 916-char remark

    Show marketing remark (916 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one.

20. 2025-11-13
    status Active 916-char remark

    Show marketing remark (916 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one.

21. 2025-10-28
    historical Active Under Contract 916-char remark

    Show marketing remark (916 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one.

22. 2025-08-22
    listed $175,000 Active 944-char remark

    Show marketing remark (944 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one. Professional photos to follow

23. 2025-08-19
    listed $175,000 Active 916-char remark

    Show marketing remark (916 chars)

    Step back in time with this stunning 1880 Victorian home located in the heart of Mayfield, Kentucky. True to its Victorian style, this historic residence features soaring ceilings, spacious rooms, and a grand staircase that welcomes you with timeless charm. Offering 4/5 bedrooms and two full baths, the home provides both character and functionality for today’s living. Main floor bedroom has beautiful built-in showcases and can be utilized as a bedroom or office/reading room. As an added bonus, a 8x11 framed and wired add-on is ready for final completion. Enjoy gatherings or just relax in the large, fenced backyard. Deep concrete drive leading to a two-car carport complete with an RV hookup. Every detail reflects the craftsmanship of its era while offering the comfort and space your family needs. Centrally located, this remarkable property combines history, convenience, and classic beauty in one.

24. 2023-12-05
    soldstatus $163,950
25. 2023-11-29
    soldstatus $163,950 Closed
26. 2023-11-28
    status Pending
27. 2023-09-16
    listed $159,900 Active
28. 2023-08-15
    status Active
29. 2023-08-11
    historical
30. 2023-08-02
    price $162,900
31. 2023-06-15
    listed $164,500 Active
32. 2005-09-21
    soldstatus $65,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$894/yr (+$74/mo · 225.6%)

ⓘ 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 (unshaded) · 20% 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: $15,957
• − Mortgage interest: −$8,402
• − Property taxes: −$396
• − Insurance: −$750
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,364
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,142/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

+130.8% since first listed

17 events — show timeline

• 2026-05-09 Price Changed $150,000 WKRMLS
• 2026-05-08 Price Changed $150,000 REALTRACS as Distributed by MLS Grid
• 2025-12-08 Price Changed $172,000 WKRMLS
• 2025-12-08 Price Changed $172,000 REALTRACS as Distributed by MLS Grid
• 2025-11-13 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2025-08-22 Listed $175,000 WKRMLS
• 2025-08-19 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2023-12-05 Sold (Public Records) $163,950 Public Records
• 2023-11-29 Sold (MLS) $163,950 WKRMLS
• 2023-11-28 Pending — WKRMLS
• 2023-09-16 Listed $159,900 WKRMLS
• 2023-08-15 Relisted — WKRMLS
• 2023-08-11 Delisted — WKRMLS
• 2023-08-02 Price Changed $162,900 WKRMLS
• 2023-06-15 Listed $164,500 WKRMLS
• 2005-09-21 Sold (Public Records) $65,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $396 · -3.5% YoY. Source: county tax records.