42 Sills Ln · Benton, KY 42025

$89,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 156 Days on market

Built 1995 0.50 ac lot Est $79k · 13% over

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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
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0

Listing remarks MLS

This 3-bedroom, 2-full-bath manufactured home sits on a spacious half-acre. Spanning two lots, this property offers extra room, flexibility, and future potential. The house is connected to utilities, sewer, and water, and the additional lot already has sewer and water available as well, making it ideal for expansion, an additional home site, or investment opportunities. Whether you’re looking for a primary residence, rental opportunity, or property with room to grow, this Benton property delivers value and versatility. Don’t miss this unique opportunity—schedule your showing today!

Key facts

• Two lots
• Additional home site
• Spacious half-acre

Tags

• SPACIOUS HALF-ACRE
• TWO LOTS
• CONNECTED TO UTILITIES
• IDEAL FOR EXPANSION
• ADDITIONAL HOME SITE
• INVESTMENT OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.9% in Benton — 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 69/100 on livability (#171 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.
• 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.
• Market conditions: 178 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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: 1.92% ✓
• Cap rate: 16.20%
• Cash-on-cash: 35.40%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $79,360
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Smith St	0.47mi	3/2.0	1,180 (-8%)	3mo	$135,000	$114	62
1193 US Hwy 68 W	0.18mi	3/1.0	1,132 (-12%)	19mo	$70,000	$62	53
3785 US Hwy 95	0.73mi	3/1.0	1,400 (+9%)	17mo	$60,050	$43	32

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: 51.4%
• Equity multiple: 4.82×
• Total profit: $96,280
• Equity at exit: $80,989

10-year hold

• IRR: 45.1%
• Equity multiple: 10.79×
• Total profit: $246,390
• Equity at exit: $174,656

Cash invested: $25,172 (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 42025

• Home prices YoY: 7.1%
• Active inventory: 178
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $743

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $805	-5% $774	+0% $743	+5% $711	+10% $680
Rent	-10% $606	-5% $674	+0% $743	+5% $811	+10% $879
Rate	-1.0pp $788	-0.5pp $765	base $743	+0.5pp $719	+1.0pp $696

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,900 Active 156 DOM
2. 2026-06-19
   days on market $89,900 Active 154 DOM
3. 2026-06-18
   days on market $89,900 Active 153 DOM
4. 2026-06-17
   days on market $89,900 Active 152 DOM
5. 2026-06-16
   days on market $89,900 Active 151 DOM
6. 2026-06-15
   days on market $89,900 Active 150 DOM
7. 2026-06-14
   days on market $89,900 Active 148 DOM
8. 2026-06-12
   days on market $89,900 Active 147 DOM
9. 2026-06-09
   days on market $89,900 Active 144 DOM
10. 2026-06-08
    days on market $89,900 Active 143 DOM
11. 2026-06-07
    days on market $89,900 Active 142 DOM
12. 2026-06-03
    days on market $89,900 Active 138 DOM
13. 2026-06-02
    days on market $89,900 Active 137 DOM
14. 2026-06-01
    days on market $89,900 Active 136 DOM
15. 2026-05-31
    days on market $89,900 Active 135 DOM
16. 2026-05-30
    days on market $89,900 Active 134 DOM
17. 2026-01-16
    listed $89,900 Active 606-char remark

    Show marketing remark (606 chars)

    This 3-bedroom, 2-full-bath manufactured home sits on a spacious half-acre. Spanning two lots, this property offers extra room, flexibility, and future potential. The house is connected to utilities, sewer, and water, and the additional lot already has sewer and water available as well, making it ideal for expansion, an additional home site, or investment opportunities. Whether you’re looking for a primary residence, rental opportunity, or property with room to grow, this Benton property delivers value and versatility. Don’t miss this unique opportunity—schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $20,716
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$2,615
• Taxable income: $7,952
• Est. tax owed @ 24.0%: −$1,909
• After-tax cash flow: $7,002/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: 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

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

• Population (ZIP): 19,238

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%

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%

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

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

1 event — show timeline

• 2026-01-16 Listed $89,900 WKRMLS

Property tax history

-32.6%/yr

Latest (2022): $108 · -76.5% YoY. Source: county tax records.