88 Pleasant Hill Church Rd · Cadiz, KY 42211

$279,000

2 bd · 2.0 ba · 1,919 sqft · SingleFamily public records · 51 Days on market

Built 1991 3.00 ac lot $145/sqft · 6% below area Est $340k · 18% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy peaceful country living at 88 Pleasant Hill Church Rd. This spacious home features 3 bedrooms on the main level and an additional bedroom in the finished basement, offering flexible space for guests, a home office, or extended living. You’ll appreciate the four attached garage spaces, perfect for vehicles, storage, or workshop needs. Step outside to a screened in porch, ideal for relaxing and enjoying the quiet, private surroundings. Situated on a spacious lot with a secluded feel, this property offers the perfect blend of comfort and privacy. Don’t miss this opportunity, schedule your showing today!

Key facts

• 3 acre lot
• 4 garage spots
• Built 1991

Property features AI

Finance

• Other: Total living area 2,200 (1,700 above grade; 500 below grade)

Exterior

• Parking: Attached garage with 4 covered spaces (4 total parking spaces)
• Utilities: Septic tank; Other water source
• Home design: Single family residence; Residential property; Two levels; Existing construction
• Construction: Hardboard siding; Finished below-grade living area
• Exterior features: 3-acre lot

Interior

• Kitchen: Oven, Range, Microwave
• Bedrooms: 4 bedrooms total; 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Finished full basement; Oven, Range, Microwave

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (45.4% below list).
• Recommended offer: $152k (45.4% below list) — sets the bar for 1% rule.

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 High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 617 students, 51% FRL).
• Market conditions: 294 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $105k; list at $279k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,349 (45.4% 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 51 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.55% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.37%
• DSCR: 0.67
• GRM: 15.3

CMA / ARV

• ARV (median comp): $339,604
• List price: $279,000
• Delta: -17.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -29.2%
• Equity multiple: 0.03×
• Total profit: $-75,903
• Equity at exit: $41,600

10-year hold

• IRR: -29.9%
• Equity multiple: -0.36×
• Total profit: $-105,971
• Equity at exit: $24,123

Cash invested: $78,120 (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: 294
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-480

Break-even live

Break-even rent $2,131

Max offer price $194,221

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $279,000 Active 51 DOM
2. 2026-06-18
   days on market $279,000 Active 50 DOM
3. 2026-06-17
   days on market $279,000 Active 49 DOM
4. 2026-06-16
   days on market $279,000 Active 48 DOM
5. 2026-06-15
   days on market $279,000 Active 47 DOM
6. 2026-06-14
   days on market $279,000 Active 45 DOM
7. 2026-06-12
   days on market $279,000 Active 44 DOM
8. 2026-06-09
   days on market $279,000 Active 41 DOM
9. 2026-06-09
   status $279,000 Active 40 DOM
10. 2026-06-08
    days on market $279,000 Active Under Contract 40 DOM
11. 2026-06-07
    days on market $279,000 Active Under Contract 39 DOM
12. 2026-06-05
    days on market $279,000 Active Under Contract 36 DOM
13. 2026-06-03
    days on market $279,000 Active Under Contract 35 DOM
14. 2026-06-03
    days on market $279,000 Active Under Contract 34 DOM
15. 2026-06-01
    days on market $279,000 Active Under Contract 33 DOM
16. 2026-05-31
    days on market $279,000 Active Under Contract 32 DOM
17. 2026-05-30
    days on market $279,000 Active Under Contract 31 DOM
18. 2026-04-29
    listed $279,000 Active 625-char remark
19. 2013-02-27
    soldstatus $105,000

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$1,150/yr (+$96/mo · 92.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $18,282
• − Mortgage interest: −$15,628
• − Property taxes: −$1,249
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$8,116
• Taxable loss: −$11,032
• Est. tax savings @ 24.0%: +$2,648
• After-tax cash flow: $-3,111/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

• 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

+165.7% since first listed

4 events — show timeline

• 2026-06-08 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-25 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-29 Listed $279,000 REALTRACS as Distributed by MLS Grid
• 2013-02-27 Sold (Public Records) $105,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,249 · +15.3% YoY. Source: county tax records.