146 Oaks Rd · Russell Springs, KY 42642

$104,900

1 bd · 1.0 ba · 455 sqft · SingleFamily · 89 Days on market

Built 2025 Good condition 0.50 ac lot

---

Why this score? — see what drove the C- 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of country living in this beautifully crafted new construction home, perfectly situated on a spacious half-acre lot. Designed with both style and efficiency in mind, this smaller floor plan offers comfortable living without sacrificing modern appeal. From the moment you arrive, the home's inviting curb appeal stands out, featuring clean lines, fresh finishes, and a welcoming covered front porch providing a relaxing outdoor entertaining space. Inside, you'll find a small-square-foot layout that maximizes every inch of space, making it both practical and comfortable for everyday living. This home is ideal for those seeking low-maintenance living and affordability without co

Key facts

• Covered front porch
• Half-acre lot
• New construction

Tags

• NEW CONSTRUCTION
• HALF-ACRE LOT
• COVERED FRONT PORCH
• LOW-MAINTENANCE LIVING
• RURAL SETTING
• PUBLIC WATER

Property features AI

Finance

• Other: Lot is approximately 0.5 acre (public records); Building area listed as 455

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water connected; Septic tank; Electricity connected
• Home design: One-story cabin; New construction
• Construction: Block foundation; Built as new construction
• Exterior features: Metal roof; Wood siding

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 4 rooms total (includes bedrooms and other living spaces)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Insulated windows with screens; Crawl space foundation access; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.3% in Russell Springs — 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 (#181 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Adair County (town): math 22% / reading 35% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adair County Primary Center (647 students, 70% FRL); Adair County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 598 students, 69% FRL); Adair County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 791 students, 63% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 223 active listings in the ZIP; 1 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adair County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.0

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-7,991
• Equity at exit: $15,641

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $4,687
• Equity at exit: $9,070

Cash invested: $29,372 (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 42642

• Home prices YoY: -25.3%
• Active inventory: 223
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $141

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 82%

Sensitivity live

Price	-10% $214	-5% $177	+0% $141	+5% $105	+10% $69
Rent	-10% $55	-5% $98	+0% $141	+5% $184	+10% $228
Rate	-1.0pp $194	-0.5pp $168	base $141	+0.5pp $114	+1.0pp $86

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $104,900 Active 89 DOM
2. 2026-06-21
   days on market $104,900 Active 88 DOM
3. 2026-06-21
   days on market $104,900 Active 87 DOM
4. 2026-06-18
   days on market $104,900 Active 85 DOM
5. 2026-06-17
   days on market $104,900 Active 84 DOM
6. 2026-06-16
   days on market $104,900 Active 83 DOM
7. 2026-06-15
   days on market $104,900 Active 82 DOM
8. 2026-06-13
   days on market $104,900 Active 80 DOM
9. 2026-06-12
   days on market $104,900 Active 79 DOM
10. 2026-06-09
    days on market $104,900 Active 76 DOM
11. 2026-06-08
    days on market $104,900 Active 75 DOM
12. 2026-06-07
    days on market $104,900 Active 74 DOM
13. 2026-06-07
    days on market $104,900 Active 73 DOM
14. 2026-06-04
    days on market $104,900 Active 70 DOM
15. 2026-06-02
    days on market $104,900 Active 69 DOM
16. 2026-06-01
    days on market $104,900 Active 68 DOM
17. 2026-05-31
    days on market $104,900 Active 67 DOM
18. 2026-05-31
    days on market $104,900 Active 66 DOM
19. 2026-03-24
    listed $104,900 Active

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

Taxation est. · year 1

• Rental income: $13,156
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$3,052
• Taxable income: $25
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $1,688/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 · 13 photos

Good 75/100 Cosmetic rehab

This beautifully crafted new construction home offers a good condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value
• Both Install new outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Install new outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Adair County
• NCES district ID: 2100030
• Math proficiency: 22% ▼ -28.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $33,174
• Composite: 23.3/100
• National rank: #7921
• State rank: #124 of 165 in KY

Livability — Russell Springs

• Score: 69/100
• State rank: #181
• US rank: #9030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,951

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,359 people
• By 2030: 20,856 · +2.4%
• By 2040: 21,678 · +6.5%
• By 2050: 22,107 · +8.6%
• By 2075: 22,740 · +11.7%
• By 2100: 21,840 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -18.5pp toward R · 2008: -52.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+67.1 2016: R+64.6 2012: R+55.0 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.33%
• Current HPI: 237.5038
• 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

• 2026-03-24 Listed $104,900 ImagineMLS