286 Geneva Dr · Jamestown, KY 42642

$79,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 66 Days on market

Built 2001 0.33 ac lot $73/sqft · 59% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just 30 minutes from scenic Lake Cumberland, this beautifully fully remodeled home offers modern comfort in a peaceful setting. Inside, you’ll find luxury vinyl plank (LVP) flooring throughout, creating a seamless and durable look that’s both elegant and easy to maintain. The kitchen features brand-new appliances, perfect for cooking and entertaining, while the new HVAC system comes with a full warranty, providing year-round comfort and peace of mind. Book your showing today. Owner/Agent

Key facts

• Fully remodeled home
• Brand-new appliances
• New hvac system

Tags

• FULLY REMODELED HOME
• LUXURY VINYL PLANK FLOORING
• BRAND-NEW APPLIANCES
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.0% in Jamestown — 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 (#166 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.
• Russell County (rural): math 29% / reading 43% proficiency, ranked #67 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 220 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Russell County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $80k implies a 539% gain — meaningful room to come down on a strong offer.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 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?
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: 1.91% ✓
• Cap rate: 17.25%
• Cash-on-cash: 39.14%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (median comp): $193,624
• List price: $79,900
• Delta: -58.73%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.3%
• Equity multiple: 2.50×
• Total profit: $33,503
• Equity at exit: $11,913

10-year hold

• IRR: 42.1%
• Equity multiple: 4.97×
• Total profit: $88,918
• Equity at exit: $6,908

Cash invested: $22,372 (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: 220
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$23 /mo · $278/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $730

Break-even live

Break-even rent $602

Max offer price $79,900

Occupancy floor 47%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $79,900 Active 66 DOM
2. 2026-06-17
   days on market $79,900 Active 65 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   price $79,900 Active 64 DOM
5. 2026-06-16
   days on market $89,900 Active 64 DOM
6. 2026-06-15
   days on market $89,900 Active 63 DOM
7. 2026-06-13
   days on market $89,900 Active 61 DOM
8. 2026-06-12
   days on market $89,900 Active 60 DOM
9. 2026-06-09
   days on market $89,900 Active 57 DOM
10. 2026-06-08
    days on market $89,900 Active 56 DOM
11. 2026-06-07
    days on market $89,900 Active 55 DOM
12. 2026-06-07
    days on market $89,900 Active 54 DOM
13. 2026-06-04
    days on market $89,900 Active 51 DOM
14. 2026-06-02
    days on market $89,900 Active 50 DOM
15. 2026-06-01
    days on market $89,900 Active 49 DOM
16. 2026-05-31
    days on market $89,900 Active 48 DOM
17. 2026-05-31
    days on market $89,900 Active 47 DOM
18. 2026-04-26
    price $99,900 504-char remark

    Show marketing remark (504 chars)

    Just 30 minutes from scenic Lake Cumberland, this beautifully fully remodeled home offers modern comfort in a peaceful setting. Inside, you’ll find luxury vinyl plank (LVP) flooring throughout, creating a seamless and durable look that’s both elegant and easy to maintain. The kitchen features brand-new appliances, perfect for cooking and entertaining, while the new HVAC system comes with a full warranty, providing year-round comfort and peace of mind. Book your showing today. Owner/Agent

19. 2026-04-13
    listed $109,000 Active 504-char remark

    Show marketing remark (504 chars)

    Just 30 minutes from scenic Lake Cumberland, this beautifully fully remodeled home offers modern comfort in a peaceful setting. Inside, you’ll find luxury vinyl plank (LVP) flooring throughout, creating a seamless and durable look that’s both elegant and easy to maintain. The kitchen features brand-new appliances, perfect for cooking and entertaining, while the new HVAC system comes with a full warranty, providing year-round comfort and peace of mind. Book your showing today. Owner/Agent

20. 2025-10-24
    soldstatus $12,500 Closed 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

21. 2025-10-13
    status Pending 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

22. 2025-09-18
    price $19,900 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

23. 2025-08-28
    price $29,900 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

24. 2025-08-08
    price $34,900 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

25. 2025-07-06
    price $39,900 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

26. 2025-06-02
    listed $49,900 Active 248-char remark

    Show marketing remark (248 chars)

    This one could be a beauty with some work and some elbow grease. This property is sold as is. Close to the heart of Russell Springs, shopping and schools. This property is now under auction with Service Link Auction. Auction online 8-11 to 8-13

27. 2001-10-01
    soldstatus $5,000

ⓘ 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: $278 · $23/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$409/yr (+$34/mo · 147.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,306
• − Mortgage interest: −$4,476
• − Property taxes: −$278
• − Insurance: −$400
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$2,324
• Taxable income: $7,900
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $6,860/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 County
• NCES district ID: 2105160
• Math proficiency: 29% ▼ -23.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $31,487
• Composite: 29.35/100
• National rank: #6537
• State rank: #67 of 165 in KY

Livability — Jamestown

• Score: 69/100
• State rank: #166
• US rank: #8448

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 (Russell County) Hauer SSP2

• Today (2025): 17,770 people
• By 2030: 17,730 · -0.2%
• By 2040: 17,469 · -1.7%
• By 2050: 16,919 · -4.8%
• By 2075: 15,582 · -12.3%
• By 2100: 13,227 · -25.6%

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 · Russell

• 2024 margin: Solid R (+72.2) · D 13.5% · R 85.7%
• 2008→2024 swing: -15.9pp toward R · 2008: -56.3pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+70.6 2012: R+62.0 2008: R+56.3

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

+1898.0% since first listed

10 events — show timeline

• 2026-04-26 Price Changed $99,900 SCKMLSKY
• 2026-04-13 Listed $109,000 SCKMLSKY
• 2025-10-24 Sold (MLS) $12,500 ImagineMLS
• 2025-10-13 Pending — ImagineMLS
• 2025-09-18 Price Changed $19,900 ImagineMLS
• 2025-08-28 Price Changed $29,900 ImagineMLS
• 2025-08-08 Price Changed $34,900 ImagineMLS
• 2025-07-06 Price Changed $39,900 ImagineMLS
• 2025-06-02 Listed $49,900 ImagineMLS
• 2001-10-01 Sold (Public Records) $5,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $278 · -2.1% YoY. Source: county tax records.