7253 Morgantown Rd · Russellville, KY 42276

$89,000

3 bd · 1.0 ba · 1,722 sqft · Other public records · 2 Days on market

Built 1945 ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7253 Morgantown Road, this updated home, originally built in 1945, is where classic charm meets country living. Boasting over 1,700 square feet of living space, this residence has 3 bedrooms and two full bathrooms, making it perfect for growing families. Situated on a generous 1 +/- acre lot, this property offers a sense of privacy and tranquility while being conveniently located near Chandlers Elementary School, ideal for families with younger children. Outside, you will find a 24 x 36 metal storage building and a creek at the back of the property. You and your family will surely enjoy the beautiful sunroom located close to the outdoor, above ground swimming pool. Perfect for summer entertaining and fun pool parties!

Key facts

• Generous living room
• Wood cabinetry
• Bright sunroom

Tags

• 1 ACRE TREE LINED LOT
• GENEROUS LIVING ROOM
• WELL APPOINTED KITCHEN
• WOOD CABINETRY
• BRIGHT SUNROOM
• 24X36 METAL OUTBUILDING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic tank
• Home design: Residential property; Single-story; Brick and vinyl siding exterior
• Construction: Shingle roof
• Exterior features: Deck; Above-ground pool

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 11.9% vs local median 2.8% in Russellville — 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 65/100 on livability (#273 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Logan County (rural): math 35% / reading 44% proficiency, ranked #32 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -13% 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.88
• GRM: 5.7

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $11,904
• Equity at exit: $13,270

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $44,331
• Equity at exit: $7,695

Cash invested: $24,920 (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 42276

• Home prices YoY: -9.9%
• Active inventory: 93
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $413

Break-even live

Break-even rent $787

Max offer price $89,000

Occupancy floor 63%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $89,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $89,000 Active 1 DOM

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,718
• − Mortgage interest: −$4,985
• − Property taxes: −$1,416
• − Insurance: −$445
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,589
• Taxable income: $3,768
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,051/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: Logan County
• NCES district ID: 2103540
• Math proficiency: 35% ▼ -17.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $42,577
• Composite: 33.34/100
• National rank: #5492
• State rank: #32 of 165 in KY

Livability — Russellville

• Score: 65/100
• State rank: #273
• US rank: #13256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Logan County · 16,044 people
• City population: 16,044
• Metro: nan
• Population (ZIP): 16,044
• Household income: $57,144
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 330.0

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.71%
• Current HPI: 269.3374
• Rent YoY: —
• Metro: nan
• 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

-6.3% since first listed

6 events — show timeline

• 2026-06-16 Listed $89,000 HCTCBOR
• 2024-12-11 Sold (MLS) $160,770 RASKMLS
• 2024-11-01 Contingent — RASKMLS
• 2024-10-24 Listed $149,900 RASKMLS
• 2003-03-28 Sold (Public Records) $51,000 Public Records
• 2002-03-11 Sold (Public Records) $95,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,416 · +1212.9% YoY. Source: county tax records.