2511 Mayfield Hwy · Benton, KY 42025

$100,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 199 Days on market

Built 1930 Fair condition 0.95 ac lot $74/sqft · 54% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

3 bedroom, 2 bath 1344 Sq. Ft home with vinyl siding on almost an acre lot. Close to the parkway and downtown Benton. New heat and air.

Key facts

• New heat and air
• Close to the parkway
• Almost an acre lot

Tags

• VINYL SIDING
• ALMOST AN ACRE LOT
• CLOSE TO THE PARKWAY
• CLOSE TO DOWNTOWN BENTON
• NEW HEAT AND AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#171 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Marshall County (rural): math 29% / reading 38% proficiency, ranked #73 of 165 in KY (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benton Elementary School (math 36% / reading 41%, grade F, #234 of 676 statewide, top 36%, 527 students, 51% FRL); Marshall County High School (math 26% / reading 30%, grade F, #151 of 254 statewide, top 61%, 1,256 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 254 active listings in the ZIP; 121 units permitted in Marshall County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $219,696
• List price: $100,000
• Delta: -54.48%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2511 Mayfield Hwy	0.00mi	3/2.0	1,344 (0%)	1mo	$80,000	$60	99
105 Chelmsford Estates Dr	0.19mi	3/2.0	1,610 (+20%)	18mo	$275,000	$171	51
1472 Mayfield Hwy	1.04mi	2/2.0 (-1)	1,272 (-5%)	5mo	$202,000	$159	47
3586 Jackson School Rd	1.10mi	3/2.0	1,319 (-2%)	26mo	$184,000	$139	42
219 West Oak Dr	1.25mi	3/2.0	1,659 (+23%)	5mo	$255,000	$154	36
102 Merrywood Dr	0.90mi	2/2.0 (-1)	1,304 (-3%)	32mo	$174,503	$134	35
193 Johnston Subdivision Rd	1.04mi	3/2.0	1,512 (+12%)	34mo	$108,000	$71	24
99 Johnston Subdivision Rd	1.11mi	2/2.0 (-1)	1,020 (-24%)	13mo	$60,000	$59	24
812 Oakwood Ave	0.98mi	3/2.0	1,520 (+13%)	32mo	$182,500	$120	23
220 West Oaks	1.28mi	3/3.0	1,648 (+23%)	33mo	$159,500	$97	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 4.42×
• Total profit: $95,850
• Equity at exit: $90,088

10-year hold

• IRR: 39.3%
• Equity multiple: 9.92×
• Total profit: $249,661
• Equity at exit: $194,278

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 →

ZIP-level market 42025

• Home prices YoY: 7.1%
• Active inventory: 254
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $650

Break-even live

Break-even rent $784

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $707	-5% $678	+0% $650	+5% $622	+10% $594
Rent	-10% $523	-5% $587	+0% $650	+5% $714	+10% $777
Rate	-1.0pp $700	-0.5pp $676	base $650	+0.5pp $624	+1.0pp $598

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 35 events

1. 2026-07-07
   days on market $100,000 Active 199 DOM
2. 2026-07-06
   days on market $100,000 Active 198 DOM
3. 2026-07-05
   days on market $100,000 Active 197 DOM
4. 2026-07-04
   days on market $100,000 Active 196 DOM
5. 2026-07-03
   days on market $100,000 Active 195 DOM
6. 2026-07-02
   days on market $100,000 Active 194 DOM
7. 2026-07-01
   days on market $100,000 Active 193 DOM
8. 2026-06-30
   days on market $100,000 Active 192 DOM
9. 2026-06-29
   days on market $100,000 Active 191 DOM
10. 2026-06-28
    days on market $100,000 Active 190 DOM
11. 2026-06-27
    days on market $100,000 Active 189 DOM
12. 2026-06-26
    days on market $100,000 Active 187 DOM
13. 2026-06-22
    days on market $100,000 Active 184 DOM
14. 2026-06-21
    days on market $100,000 Active 183 DOM
15. 2026-06-19
    days on market $100,000 Active 181 DOM
16. 2026-06-18
    days on market $100,000 Active 180 DOM
17. 2026-06-17
    days on market $100,000 Active 179 DOM
18. 2026-06-16
    days on market $100,000 Active 178 DOM
19. 2026-06-15
    days on market $100,000 Active 177 DOM
20. 2026-06-14
    days on market $100,000 Active 175 DOM
21. 2026-06-12
    days on market $100,000 Active 174 DOM
22. 2026-06-09
    days on market $100,000 Active 171 DOM
23. 2026-06-08
    days on market $100,000 Active 170 DOM
24. 2026-06-07
    days on market $100,000 Active 169 DOM
25. 2026-06-03
    days on market $100,000 Active 165 DOM
26. 2026-06-02
    days on market $100,000 Active 164 DOM
27. 2026-06-01
    days on market $100,000 Active 163 DOM
28. 2026-05-31
    days on market $100,000 Active 162 DOM
29. 2026-05-30
    days on market $100,000 Active 161 DOM
30. 2026-04-02
    price $100,000 135-char remark

    Show marketing remark (135 chars)

    3 bedroom, 2 bath 1344 Sq. Ft home with vinyl siding on almost an acre lot. Close to the parkway and downtown Benton. New heat and air.

31. 2025-12-19
    listed $120,000 Active 135-char remark

    Show marketing remark (135 chars)

    3 bedroom, 2 bath 1344 Sq. Ft home with vinyl siding on almost an acre lot. Close to the parkway and downtown Benton. New heat and air.

32. 2025-02-25
    listed $99,900 Active
33. 2022-10-17
    soldstatus $72,000
34. 2022-10-06
    soldstatus $72,000 Closed
35. 2022-06-11
    listed $95,000 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: $642 · $53/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$218/yr (+$18/mo · 34.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $19,286
• − Mortgage interest: −$5,602
• − Property taxes: −$642
• − Insurance: −$500
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$2,909
• Taxable income: $6,548
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $6,230/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

Fair 45/100 Moderate rehab Est. rehab $33,600–$60,480 screening

This home requires significant repairs and maintenance, including a new roof, exterior painting, and flooring replacement. However, with these updates, it has the potential to become a move-in-ready property with increased resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major exterior siding — Peeling and chipping paint indicate a need for repainting or replacement.
• Major flooring — Old and worn flooring in the kitchen and bathrooms.
• Major interior walls — Signs of wear and tear with potential damage.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and reduce maintenance costs. ↑
• Resale exterior painting — Repainting the exterior will enhance the home's appearance and increase its value. ↑
• Resale flooring replacement — New flooring in the kitchen and bathrooms will improve the home's functionality and aesthetics. ↑
• Resale interior wall repairs — Repairing the interior walls will address potential damage and improve the home's overall condition. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase its rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 33/100

Zoned Schools

Elementary Benton Elementary School F KY #234/676 Nat'l #20,973/41,679 High Marshall County High School F KY #151/254 Nat'l #11,740/17,239

Schools (NCES district)

• District: Marshall County
• NCES district ID: 2103810
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 38% ▼ -16.00%
• Median HH income: $45,324
• Composite: 28.62/100
• National rank: #6710
• State rank: #73 of 165 in KY

C Composite livability gradescore 69/100

Livability — Benton

• Score: 69/100
• State rank: #171
• US rank: #8655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, KY
• County: Marshall · 30,647 people
• Population (ZIP): 19,238
• Household income: $66,919
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 6% of renters

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Population outlook (Marshall County) Hauer SSP2

• Today (2025): 30,647 people
• By 2030: 30,276 · -1.2%
• By 2040: 29,232 · -4.6%
• By 2050: 27,940 · -8.8%
• By 2075: 25,289 · -17.5%
• By 2100: 21,188 · -30.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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Political lean MEDSL · Marshall

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -32.0pp toward R · 2008: -24.7pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+52.4 2016: R+51.9 2012: R+34.2 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.11%
• Current HPI: 288.75
• 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

+5.3% since first listed

6 events — show timeline

• 2026-04-02 Price Changed $100,000 WKRMLS
• 2025-12-19 Listed $120,000 WKRMLS
• 2025-02-25 Listed $99,900 WKRMLS
• 2022-10-17 Sold (Public Records) $72,000 Public Records
• 2022-10-06 Sold (MLS) $72,000 WKRMLS
• 2022-06-11 Listed $95,000 WKRMLS

Property tax history

+15.2%/yr

Latest (2025): $642 · -1.7% YoY. Source: county tax records.