100 Poplar St · Russell, KY 41169

$65,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 40 Days on market

$48/sqft · 17% below area Est $78k · 17% under ↓ 6% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—schedule your showing today!

Key facts

• Trees removed
• New hot water tank
• Listed 40 days

Tags

• NEW HOT WATER TANK
• BATHROOM FLOOR REDONE
• TREES REMOVED
• RETAINING WALL REPLACEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.1% in Russell — 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 76/100 on livability (#91 in KY, #3,643 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F.
• Russell Independent (suburban): math 40% / reading 49% proficiency, ranked #22 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greenup County population projected at -19% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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. 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: 1.70% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $78,398
• List price: $65,000
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Poplar Street St	0.00mi	2/1.0	1,255 (-8%)	9mo	$48,000	$38	80
201 Ridge Street St	0.25mi	2/1.0	1,331 (-2%)	7mo	$131,250	$99	79
505 Railroad Street St	0.18mi	3/1.0 (+1)	1,384 (+2%)	12mo	$26,848	$19	74
308 Etna Street St	0.42mi	3/1.5 (+1)	1,397 (+3%)	0mo	$149,900	$107	68
1310 Argillite Rd	0.60mi	3/1.0 (+1)	1,312 (-4%)	2mo	$140,499	$107	59
217 Amanda Street St	0.41mi	3/1.5 (+1)	1,464 (+8%)	5mo	$137,000	$94	57
1009 Woodland Ave	0.39mi	3/1.5 (+1)	1,272 (-6%)	11mo	$145,000	$114	55
1210 Woodland Ave	0.40mi	3/2.0 (+1)	1,260 (-7%)	11mo	$189,900	$151	51
1113 Argillite Road Rd	0.53mi	3/2.0 (+1)	1,300 (-4%)	11mo	$179,900	$138	50
321 Riverside Dr. Dr	0.44mi	3/2.0 (+1)	1,500 (+10%)	12mo	$247,500	$165	44
716 N 1st St	0.60mi	3/2.0 (+1)	1,481 (+9%)	10mo	$132,500	$89	40
823 Cumberland Ave Ave	0.46mi	3/2.0 (+1)	1,162 (-15%)	7mo	$64,500	$56	39

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.90×
• Total profit: $16,447
• Equity at exit: $9,692

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $49,109
• Equity at exit: $5,620

Cash invested: $18,200 (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 41169

• Active inventory: 46
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $423

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $468	-5% $446	+0% $423	+5% $401	+10% $378
Rent	-10% $336	-5% $380	+0% $423	+5% $467	+10% $511
Rate	-1.0pp $456	-0.5pp $440	base $423	+0.5pp $407	+1.0pp $389

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $65,000 Active 40 DOM
2. 2026-06-18
   days on market $65,000 Active 38 DOM
3. 2026-06-17
   days on market $65,000 Active 37 DOM
4. 2026-06-16
   pricedays on market $65,000 Active 36 DOM
5. 2026-06-15
   days on market $70,000 Active 35 DOM
6. 2026-06-13
   days on market $70,000 Active 33 DOM
7. 2026-06-12
   days on market $70,000 Active 32 DOM
8. 2026-06-09
   days on market $70,000 Active 29 DOM
9. 2026-06-08
   days on market $70,000 Active 28 DOM
10. 2026-06-07
    days on market $70,000 Active 27 DOM
11. 2026-06-07
    days on market $70,000 Active 26 DOM
12. 2026-06-04
    days on market $70,000 Active 23 DOM
13. 2026-06-02
    days on market $70,000 Active 22 DOM
14. 2026-06-01
    days on market $70,000 Active 21 DOM
15. 2026-05-31
    days on market $70,000 Active 20 DOM
16. 2026-05-31
    days on market $70,000 Active 19 DOM
17. 2026-05-12
    listed $70,000 Active 304-char remark
18. 2025-09-23
    soldstatus $48,000
19. 2025-09-18
    soldstatus $48,000 Closed 734-char remark

    Show marketing remark (734 chars)

    Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—schedule your showing today!

20. 2025-08-30
    historical Active Under Contract 734-char remark

    Show marketing remark (734 chars)

    Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—schedule your showing today!

21. 2025-08-08
    price $54,500 734-char remark

    Show marketing remark (734 chars)

    Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—schedule your showing today!

22. 2025-07-31
    price $59,500 734-char remark

    Show marketing remark (734 chars)

    Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—schedule your showing today!

23. 2025-07-27
    price $64,500 734-char remark

    Show marketing remark (734 chars)

    Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—schedule your showing today!

24. 2025-07-13
    listed $69,500 Active 734-char remark

    Show marketing remark (734 chars)

    Opportunity knocks in the heart of Russell! Welcome to 100 Poplar Street—a 2 bedroom, 1 bathroom one-floor plan home sitting on an expansive 2.3-acre lot. Whether you're looking for a peaceful retreat or your next renovation project, this fixer-upper has serious potential. All furniture and decor stays! Enjoy the privacy and space of a large lot while still being conveniently located just minutes from town. The home features a spacious deck perfect for relaxing or entertaining, plus an above-ground pool to help you beat the summer heat. With a little vision and some elbow grease, this property could be transformed into a true gem. Don’t miss your chance to own acreage in Russell—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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,254
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,891
• Taxable income: $4,301
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,048/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: Russell Independent
• NCES district ID: 2105130
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $49,382
• Composite: 38.14/100
• National rank: #4268
• State rank: #22 of 165 in KY

Livability — Russell

• Score: 76/100
• State rank: #91
• US rank: #3643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russell, KY
• Population (ZIP): 5,527

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Italian 2% Serbian 2% Subsaharan African 1%
• Foreign-born: 0%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.88%
• Current HPI: 171.1405
• 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

-6.5% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $65,000 FSBO.com
• 2026-05-12 Listed $70,000 FSBO.com
• 2025-09-23 Sold (Public Records) $48,000 Public Records
• 2025-09-18 Sold (MLS) $48,000 AABOR
• 2025-08-30 Contingent — AABOR
• 2025-08-08 Price Changed $54,500 AABOR
• 2025-07-31 Price Changed $59,500 AABOR
• 2025-07-27 Price Changed $64,500 AABOR
• 2025-07-13 Listed $69,500 AABOR

Property tax history

-20.9%/yr

Latest (2020): $11 · +0.6% YoY. Source: county tax records.