116 Shady Ln · Marion, KY 42064

$39,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 119 Days on market

0.34 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

Key facts

• Generous lot
• Fully fenced yard
• Detached garage

Tags

• FULLY FENCED YARD
• DETACHED GARAGE
• GENEROUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#140 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• Crittenden County (rural): math 33% / reading 41% proficiency, ranked #56 of 165 in KY (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Crittenden County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $40k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.33% ✓
• Cap rate: 20.96%
• Cash-on-cash: 52.37%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 50.3%
• Equity multiple: 3.20×
• Total profit: $24,588
• Equity at exit: $5,949

10-year hold

• IRR: 55.8%
• Equity multiple: 6.49×
• Total profit: $61,388
• Equity at exit: $3,450

Cash invested: $11,172 (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 42064

• Home prices YoY: -17.0%
• Active inventory: 43
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $488

Break-even live

Break-even rent $314

Max offer price $39,900

Occupancy floor 43%

Sensitivity live

Price	-10% $510	-5% $499	+0% $488	+5% $476	+10% $465
Rent	-10% $414	-5% $451	+0% $488	+5% $524	+10% $561
Rate	-1.0pp $508	-0.5pp $498	base $488	+0.5pp $477	+1.0pp $467

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-15
   days on market $39,900 Active 119 DOM
2. 2026-06-13
   days on market $39,900 Active 117 DOM
3. 2026-06-12
   days on market $39,900 Active 116 DOM
4. 2026-06-09
   days on market $39,900 Active 113 DOM
5. 2026-06-08
   days on market $39,900 Active 112 DOM
6. 2026-06-07
   days on market $39,900 Active 111 DOM
7. 2026-06-07
   days on market $39,900 Active 110 DOM
8. 2026-06-04
   days on market $39,900 Active 107 DOM
9. 2026-06-02
   days on market $39,900 Active 106 DOM
10. 2026-06-01
    days on market $39,900 Active 105 DOM
11. 2026-05-31
    days on market $39,900 Active 104 DOM
12. 2026-05-31
    days on market $39,900 Active 103 DOM
13. 2026-04-28
    price $39,900 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

14. 2026-04-18
    price $47,900 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

15. 2026-04-05
    price $48,900 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

16. 2026-03-27
    price $49,900 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

17. 2026-03-21
    price $52,900 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

18. 2026-03-13
    price $54,900 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

19. 2026-02-16
    listed $59,900 Active 881-char remark

    Show marketing remark (881 chars)

    Located in the heart of Marion, this 2-bedroom, 1-bath home at 116 Shady Lane offers great potential for investors, flippers, or buyers looking to create their own vision. Featuring approximately 1,056 square feet of living space, this home sits on a generous 0.34-acre lot, providing plenty of room to make it your own. The property includes a fully fenced yard, perfect for pets, gardening, or added privacy, along with a detached garage located behind the home that offers additional storage or workshop space. With solid bones and room for improvement, this fixer-upper is ready for updates and customization to bring it back to life. Whether you're searching for your next investment project or a home you can renovate to suit your style, this Marion property presents an affordable opportunity with strong potential. Schedule your showing today and imagine the possibilities!

20. 2023-07-20
    soldstatus $26,500 Closed 606-char remark

    Show marketing remark (606 chars)

    Cute house with lots of potential - perfect for one in the market for a fixer-upper! Beyond the covered front porch you'll find a large, light filled living room. An arched doorway leads into the kitchen which includes a refrigerator and an electric stove, and the utility area or additional bedroom is just beyond. The primary bedroom includes an attached full bathroom and its own exterior access. The home includes some wood floors, fresh neutral paint, and newer vinyl windows. Exterior features include plentiful parking, a deck, and a large fenced yard with a storage building, all on a quiet street.

21. 2023-07-14
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Cute house with lots of potential - perfect for one in the market for a fixer-upper! Beyond the covered front porch you'll find a large, light filled living room. An arched doorway leads into the kitchen which includes a refrigerator and an electric stove, and the utility area or additional bedroom is just beyond. The primary bedroom includes an attached full bathroom and its own exterior access. The home includes some wood floors, fresh neutral paint, and newer vinyl windows. Exterior features include plentiful parking, a deck, and a large fenced yard with a storage building, all on a quiet street.

22. 2023-05-24
    price $34,900 606-char remark

    Show marketing remark (606 chars)

    Cute house with lots of potential - perfect for one in the market for a fixer-upper! Beyond the covered front porch you'll find a large, light filled living room. An arched doorway leads into the kitchen which includes a refrigerator and an electric stove, and the utility area or additional bedroom is just beyond. The primary bedroom includes an attached full bathroom and its own exterior access. The home includes some wood floors, fresh neutral paint, and newer vinyl windows. Exterior features include plentiful parking, a deck, and a large fenced yard with a storage building, all on a quiet street.

23. 2023-04-10
    price $39,900 606-char remark

    Show marketing remark (606 chars)

    Cute house with lots of potential - perfect for one in the market for a fixer-upper! Beyond the covered front porch you'll find a large, light filled living room. An arched doorway leads into the kitchen which includes a refrigerator and an electric stove, and the utility area or additional bedroom is just beyond. The primary bedroom includes an attached full bathroom and its own exterior access. The home includes some wood floors, fresh neutral paint, and newer vinyl windows. Exterior features include plentiful parking, a deck, and a large fenced yard with a storage building, all on a quiet street.

24. 2023-03-17
    listed $49,900 Active 606-char remark

    Show marketing remark (606 chars)

    Cute house with lots of potential - perfect for one in the market for a fixer-upper! Beyond the covered front porch you'll find a large, light filled living room. An arched doorway leads into the kitchen which includes a refrigerator and an electric stove, and the utility area or additional bedroom is just beyond. The primary bedroom includes an attached full bathroom and its own exterior access. The home includes some wood floors, fresh neutral paint, and newer vinyl windows. Exterior features include plentiful parking, a deck, and a large fenced yard with a storage building, all on a quiet street.

25. 2004-10-01
    soldstatus $25,700

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $343 · $29/mo
• Expected delta: +$79/yr (+$7/mo · 29.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,172
• − Mortgage interest: −$2,235
• − Property taxes: −$264
• − Insurance: −$200
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$1,161
• Taxable income: $5,525
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $4,525/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: Crittenden County
• NCES district ID: 2101380
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $36,316
• Composite: 30.67/100
• National rank: #6181
• State rank: #56 of 165 in KY

Livability — Marion

• Score: 71/100
• State rank: #140
• US rank: #6738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, KY
• Population (ZIP): 8,020

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 8,874 people
• By 2030: 8,634 · -2.7%
• By 2040: 8,244 · -7.1%
• By 2050: 7,884 · -11.2%
• By 2075: 7,033 · -20.7%
• By 2100: 5,847 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 6% Iranian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 6% Spanish 1%

Political lean MEDSL · Crittenden

• 2024 margin: Solid R (+68.4) · D 15.2% · R 83.6% · Other 1.3%
• 2008→2024 swing: -34.0pp toward R · 2008: -34.4pp · 2024: -68.4pp
• All cycles: 2024: R+68.4 2020: R+64.1 2016: R+66.2 2012: R+48.8 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.91%
• Current HPI: 170.1117
• 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

+55.3% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $39,900 ImagineMLS
• 2026-04-18 Price Changed $47,900 ImagineMLS
• 2026-04-05 Price Changed $48,900 ImagineMLS
• 2026-03-27 Price Changed $49,900 ImagineMLS
• 2026-03-21 Price Changed $52,900 ImagineMLS
• 2026-03-13 Price Changed $54,900 ImagineMLS
• 2026-02-16 Listed $59,900 ImagineMLS
• 2023-07-20 Sold (MLS) $26,500 WKRMLS
• 2023-07-14 Pending — WKRMLS
• 2023-05-24 Price Changed $34,900 WKRMLS
• 2023-04-10 Price Changed $39,900 WKRMLS
• 2023-03-17 Listed $49,900 WKRMLS
• 2004-10-01 Sold (Public Records) $25,700 Public Records

Property tax history

+2.7%/yr

Latest (2025): $264 · +0.0% YoY. Source: county tax records.