5483 S State Rt 121 · Murray, KY 42071

$190,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 24 Days on market

0.63 ac lot

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great county home not far from town! Neighbors are few and far between. This 3 bed 1 bath brick home comes with . 63 acres, circle drive and double carport. Hardwood floors in most rooms, beautiful built ins and gas log fireplace in living room! Bathroom has 2 sinks, vanity area, and tiled shower. Extra buildings and enclosed back porch will be perfect for extra storage! We received multiple offers.

Key facts

• Double vanity
• Galley-style bath
• Gas log fireplace

Tags

• HARDWOOD FLOORS
• GAS LOG FIREPLACE
• GALLEY-STYLE BATH
• DOUBLE VANITY
• TILE SHOWER
• DETACHED OUTBUILDINGS

Property features AI

Exterior

• Parking: Covered carport with 2 spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Exterior features: 0.63-acre lot

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Refrigerator
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Built-in gas log fireplace in the living room; Wood flooring throughout
• Laundry & utility: Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-25 ($-303/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.7% below list).
• Recommended offer: $147k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Murray — 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 61/100 on livability (#380 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Calloway County (town): math 44% / reading 48% proficiency, ranked #19 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Calloway Elementary School (math 47% / reading 37%, grade F, #178 of 676 statewide, top 29%, 314 students, 83% FRL); Calloway County Middle School (math 38% / reading 52%, grade D, #35 of 217 statewide, top 16%, 674 students, 57% FRL); Calloway County High School (math 47% / reading 47%, grade D-, #18 of 254 statewide, top 7%, 856 students, 53% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.2%/yr); 258 active listings in the ZIP; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).
• This rent runs 35% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Calloway County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $146k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $146,801 (22.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.77% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-26,020
• Equity at exit: $28,330

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,821
• Equity at exit: $16,428

Cash invested: $53,200 (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 42071

• Home prices YoY: -8.5%
• Rents YoY: 7.2%
• Active inventory: 258
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-25

Break-even live

Break-even rent $1,500

Max offer price $185,537

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $29	+0% $-25	+5% $-79	+10% $-133
Rent	-10% $-141	-5% $-83	+0% $-25	+5% $33	+10% $91
Rate	-1.0pp $70	-0.5pp $23	base $-25	+0.5pp $-74	+1.0pp $-125

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $190,000 Active 24 DOM
2. 2026-06-21
   days on market $190,000 Active 23 DOM
3. 2026-06-19
   days on market $190,000 Active 21 DOM
4. 2026-06-18
   days on market $190,000 Active 20 DOM
5. 2026-06-17
   days on market $190,000 Active 19 DOM
6. 2026-06-16
   days on market $190,000 Active 18 DOM
7. 2026-06-15
   days on market $190,000 Active 17 DOM
8. 2026-06-14
   days on market $190,000 Active 15 DOM
9. 2026-06-12
   days on market $190,000 Active 14 DOM
10. 2026-06-09
    days on market $190,000 Active 11 DOM
11. 2026-06-08
    days on market $190,000 Active 10 DOM
12. 2026-06-07
    days on market $190,000 Active 9 DOM
13. 2026-06-02
    days on market $190,000 Active 4 DOM
14. 2026-06-01
    days on market $190,000 Active 3 DOM
15. 2026-05-31
    days on market $190,000 Active 2 DOM
16. 2026-05-29
    listed $190,000 Active
17. 2022-03-24
    soldstatus $145,500
18. 2022-03-17
    soldstatus $145,500 404-char remark

    Show marketing remark (404 chars)

    Great county home not far from town! Neighbors are few and far between. This 3 bed 1 bath brick home comes with . 63 acres, circle drive and double carport. Hardwood floors in most rooms, beautiful built ins and gas log fireplace in living room! Bathroom has 2 sinks, vanity area, and tiled shower. Extra buildings and enclosed back porch will be perfect for extra storage! We received multiple offers.

19. 2022-02-04
    listed $130,000 404-char remark

    Show marketing remark (404 chars)

    Great county home not far from town! Neighbors are few and far between. This 3 bed 1 bath brick home comes with . 63 acres, circle drive and double carport. Hardwood floors in most rooms, beautiful built ins and gas log fireplace in living room! Bathroom has 2 sinks, vanity area, and tiled shower. Extra buildings and enclosed back porch will be perfect for extra storage! We received multiple offers.

20. 2016-08-12
    soldstatus $96,000
21. 2015-10-27
    listed $99,900
22. 2014-08-30
    listed $119,000
23. 2011-07-21
    soldstatus $85,000

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$321/yr (+$27/mo · 24.4%)

ⓘ 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 ≥109°F today · 20 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: $17,616
• − Mortgage interest: −$10,643
• − Property taxes: −$1,313
• − Insurance: −$950
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,527
• Taxable loss: −$3,636
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $569/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: Calloway County
• NCES district ID: 2100870
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $38,849
• Composite: 38.39/100
• National rank: #4208
• State rank: #19 of 165 in KY

Livability — Murray

• Score: 61/100
• State rank: #380
• US rank: #18091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calloway County · 30,981 people
• City population: 30,981
• Metro: Murray, KY
• Population (ZIP): 30,981
• Household income: $50,198
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1046.0

Population outlook (Calloway County) Hauer SSP2

• Today (2025): 41,071 people
• By 2030: 42,608 · +3.7%
• By 2040: 45,435 · +10.6%
• By 2050: 48,501 · +18.1%
• By 2075: 56,481 · +37.5%
• By 2100: 63,271 · +54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 4% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Calloway

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+31.8 2016: R+35.0 2012: R+27.4 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.43%
• Current HPI: 274.5366
• Rent YoY: ▲ 7.18%
• Metro: Murray, KY
• 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

+123.5% since first listed

8 events — show timeline

• 2026-05-29 Listed $190,000 WKRMLS
• 2022-03-24 Sold (Public Records) $145,500 Public Records
• 2022-03-17 Sold (MLS) $145,500 WKRMLS
• 2022-02-04 Listed $130,000 WKRMLS
• 2016-08-12 Sold (MLS) $96,000 WKRMLS
• 2015-10-27 Listed $99,900 WKRMLS
• 2014-08-30 Listed $119,000 WKRMLS
• 2011-07-21 Sold (Public Records) $85,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,313 · +1.2% YoY. Source: county tax records.