924 Linda Dr · Oak Grove, KY 42262

$210,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 102 Days on market

Built 1994 0.38 ac lot $188/sqft · 10% below area Est $233k · 10% under

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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).

• ARV discount +11.9/15.0
• Cash flow +8.1/30.0
• Appreciation +5.4/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

cute 3 bedroom, 2 full baths, 1 car garage, range, refrigerator, dishwasher, central air & heat, deck, chain linked fenced in backyard, nice level lot, front porch, MOVE IN READY, 1,250 sq.ft., located close to Exit 89 off I-24.

Key facts

• Front porch
• Move in ready
• 0.38 acre lot

Tags

• FRONT PORCH
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (36.0% below list).
• Recommended offer: $134k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Oak Grove — 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 57/100 on livability (#445 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (0.9% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $134,406 (36.0% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (median comp): $232,706
• List price: $210,000
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Oak Tree Dr	0.17mi	3/2.0	1,125 (+0%)	0mo	$212,500	$189	91
930 Arrow Cir	0.09mi	3/1.5	1,100 (-2%)	0mo	$229,900	$209	91
202 Ruf Dr	0.26mi	3/2.0	1,120 (0%)	0mo	$179,900	$161	87
434 Pacific Ave	0.32mi	3/2.0	1,103 (-2%)	2mo	$215,000	$195	80
300 Hunter Owens Ct	0.29mi	3/2.0	1,150 (+3%)	3mo	$225,000	$196	80
124 Bob White Trl	0.10mi	3/2.0	1,270 (+13%)	2mo	$257,000	$202	71
28 Echo Rdg	0.26mi	3/2.0	1,225 (+9%)	3mo	$286,900	$234	70
414 Pacific Ave	0.21mi	3/1.0	1,000 (-11%)	0mo	$185,000	$185	68
1646 Hannibal Dr	0.49mi	3/1.0	1,087 (-3%)	1mo	$140,000	$129	67
705 Polk Ave	0.61mi	3/2.0	1,100 (-2%)	2mo	$226,000	$205	66
1957 Timberline Cir	0.55mi	3/2.0	1,050 (-6%)	1mo	$180,000	$171	63
106 Ambridge St	0.72mi	3/2.0	1,179 (+5%)	1mo	$240,000	$204	57

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

Projected returns pro-forma

0.88% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.76×
• Total profit: $-14,334
• Equity at exit: $70,367

10-year hold

• IRR: -1.0%
• Equity multiple: 0.88×
• Total profit: $-6,803
• Equity at exit: $92,498

Cash invested: $58,800 (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 42262

• Home prices YoY: 0.3%
• Rents YoY: 0.0%
• Active inventory: 83
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-204

Break-even live

Break-even rent $1,603

Max offer price $173,878

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-145	+0% $-204	+5% $-264	+10% $-323
Rent	-10% $-311	-5% $-258	+0% $-204	+5% $-151	+10% $-98
Rate	-1.0pp $-99	-0.5pp $-151	base $-204	+0.5pp $-259	+1.0pp $-314

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 New Gritton Ave Oak Grove, KY	3.0	1.0	1060	$1,000	$0.94	22d	1	0.10mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	14d	1	0.13mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	44d	1	0.13mi
326 Atlantic Ave Oak Grove, KY	3.0	2.0	1080	$1,325	$1.23	14d	1	0.28mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	14d	1	0.30mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	44d	1	0.30mi
307 Pappy Dr Oak Grove, KY	3.0	2.0	1153	$1,450	$1.26	14d	1	0.35mi
307 Pappy Dr Oak Grove, KY	3.0	2.0	1153	$1,450	$1.26	22d	1	0.35mi
104 Pepper Ct Oak Grove, KY	3.0	2.0	1000	$1,285	$1.28	44d	1	0.40mi
110 Brandi Ct Oak Grove, KY	3.0	2.5	1467	$1,425	$0.97	22d	1	0.41mi
1005 Poppy Seed Dr Oak Grove, KY	2.0	1.0	1000	$1,125	$1.12	14d	1	0.48mi
611 Artic Ave Oak Grove, KY	3.0	1.0	950	$1,200	$1.26	14d	1	0.50mi
630 Artic Ave Oak Grove, KY	3.0	2.0	1080	$1,275	$1.18	44d	1	0.52mi
1331 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	900	$1,295	$1.44	44d	1	0.53mi
268 Golden Pond Ave Oak Grove, KY	3.0	2.0	1137	$1,475	$1.30	44d	1	0.53mi
276 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	1040	$1,600	$1.54	22d	1	0.54mi
1539 Hugh Hunter Rd Oak Grove, KY	2.0	1.0	775	$900	$1.16	44d	1	0.61mi
1808 Harbor Dr Oak Grove, KY	3.0	2.0	1056	$1,250	$1.18	22d	1	0.66mi
116 Gail St Oak Grove, KY	2.0	1.0	800	$1,095	$1.37	22d	1	0.70mi
202 Jenna Ave Oak Grove, KY	3.0	1.5	1183	$1,150	$0.97	22d	1	0.74mi
202 Jenna Ave Oak Grove, KY	3.0	1.5	1183	$1,150	$0.97	14d	1	0.74mi
102 Meadow Ln Unit A Oak Grove, KY	2.0	1.5	1100	$1,100	$1.00	22d	1	0.76mi
207 Jenna Ave Oak Grove, KY	3.0	1.0	1072	$1,275	$1.19	14d	1	0.77mi
205 Anthony Ln Unit 21 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	14d	1	0.79mi
38 Patricia Ln Unit 38 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	22d	1	0.83mi
615 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$825	$0.74	44d	1	0.84mi
607 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$900	$0.80	44d	1	0.85mi
689 Artic Ave Oak Grove, KY	3.0	2.0	1212	$1,500	$1.24	14d	1	0.85mi
689 Artic Ave Oak Grove, KY	3.0	2.0	1212	$1,500	$1.24	22d	1	0.85mi
721 Trevor Ln Oak Grove, KY	3.0	2.0	1020	$925	$0.91	22d	1	0.88mi
822 Monroe Ln Oak Grove, KY	3.0	2.0	1000	$875	$0.88	22d	1	0.90mi
703 Trevor Ln Oak Grove, KY	3.0	2.0	1120	$850	$0.76	22d	1	0.90mi
815 Monroe Ln Oak Grove, KY	3.0	2.0	1120	$875	$0.78	14d	1	0.93mi
1088 Pembroke Oak Grove Rd Unit 21 Oak Grove, KY	2.0	1.5	1000	$850	$0.85	44d	1	0.96mi
151 Ambridge St Oak Grove, KY	3.0	2.0	1360	$1,530	$1.12	22d	1	0.96mi
1108 Pembroke Oak Grove Rd Apt 19 Oak Grove, KY	2.0	1.5	1000	$1,245	$1.25	44d	1	0.97mi
416 Filmore Rd Oak Grove, KY	3.0	2.0	1185	$1,295	$1.09	44d	1	0.98mi
9103 Pembroke Oak Grove Rd Unit 3E Oak Grove, KY	2.0	1.0	1110	$995	$0.90	14d	1	0.99mi
823 Stableford Rd Oak Grove, KY	3.0	1.5	1050	$1,400	$1.33	44d	1	1.00mi
9063 Pembroke Oak Grove Rd Unit 1B Oak Grove, KY	2.0	1.0	1110	$995	$0.90	22d	1	1.04mi

Listing history 10 events

1. 2026-05-05
   status Pending 234-char remark

   Show marketing remark (234 chars)

   cute 3 bedroom, 2 full baths, 1 car garage, range, refrigerator, dishwasher, central air & heat, deck, chain linked fenced in backyard, nice level lot, front porch, MOVE IN READY, 1,250 sq.ft., located close to Exit 89 off I-24.

2. 2026-04-20
   price $210,000 234-char remark

   Show marketing remark (234 chars)

   cute 3 bedroom, 2 full baths, 1 car garage, range, refrigerator, dishwasher, central air & heat, deck, chain linked fenced in backyard, nice level lot, front porch, MOVE IN READY, 1,250 sq.ft., located close to Exit 89 off I-24.

3. 2026-01-23
   listed $231,000 Active 234-char remark

   Show marketing remark (234 chars)

   cute 3 bedroom, 2 full baths, 1 car garage, range, refrigerator, dishwasher, central air & heat, deck, chain linked fenced in backyard, nice level lot, front porch, MOVE IN READY, 1,250 sq.ft., located close to Exit 89 off I-24.

4. 2026-01-01
   historical 104-char remark

   Show marketing remark (104 chars)

   3 bedroom, 2 bath, 1 car garage, concrete driveway, front porch, deck, fenced in backyard, 1,250 sq.ft.,

5. 2025-10-27
   price $231,000 104-char remark

   Show marketing remark (104 chars)

   3 bedroom, 2 bath, 1 car garage, concrete driveway, front porch, deck, fenced in backyard, 1,250 sq.ft.,

6. 2025-05-23
   listed $241,000 Active 104-char remark

   Show marketing remark (104 chars)

   3 bedroom, 2 bath, 1 car garage, concrete driveway, front porch, deck, fenced in backyard, 1,250 sq.ft.,

7. 2019-05-08
   historical
8. 2019-04-30
   listed $115,000
9. 2019-02-01
   historical
10. 2018-06-14
    listed $105,000

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,806 · $150/mo
• Expected delta: +$876/yr (+$73/mo · 94.1%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,129
• − Mortgage interest: −$11,763
• − Property taxes: −$930
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$6,109
• Taxable loss: −$6,305
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $-941/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — Oak Grove

• Score: 57/100
• State rank: #445
• US rank: #21938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, KY
• County: Christian County · 51,080 people
• City population: 9,665
• Metro: Clarksville, TN-KY
• Population (ZIP): 9,665
• Household income: $51,975
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 485.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 19% Two or more races 15% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Italian 4% Polish 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · German/W. Germanic 10% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.88%
• Current HPI: 264.8628
• Rent YoY: ▬ 0.03%
• Metro: Clarksville, TN-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

+100.0% since first listed

10 events — show timeline

• 2026-05-05 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-20 Price Changed $210,000 REALTRACS as Distributed by MLS Grid
• 2026-01-23 Listed $231,000 REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-27 Price Changed $231,000 REALTRACS as Distributed by MLS Grid
• 2025-05-23 Listed $241,000 REALTRACS as Distributed by MLS Grid
• 2019-05-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-04-30 Listed $115,000 REALTRACS as Distributed by MLS Grid
• 2019-02-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2018-06-14 Listed $105,000 REALTRACS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $930 · -3.9% YoY. Source: county tax records.