314 Irvan St · Murray, KY 42071

$135,000

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 44 Days on market

0.28 ac lot $131/sqft · 13% below area Est $156k · 13% under

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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 +22.8/30.0
• ARV discount +13.6/15.0
• DSCR +7.3/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +4.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow in the middle of town for only $110,000, in the Murray Independent School District. Cute as a button, with many renovations done over the last year, including new countertops in the kitchen. Both bedrooms have a large room adjacent that can be used as a closet or even an office. Large level backyard with a firepit and plenty of room for animals or people to play! The backyard also features a shed for added storage. The convenient location offers a short stroll or easy commute to Murray State or the hospital. Don't miss your opportunity to stop paying rent and make yourself at home today! Open House Cancelled. Multiple offers received. Sold over listing price

Key facts

• Outbuilding
• Recent updates
• Walk-in closets

Tags

• FENCED BACKYARD
• OUTBUILDING
• RECENT UPDATES
• LARGE KITCHEN
• SPACIOUS LIVING ROOM
• WALK-IN CLOSETS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single Family Residence; 1 story
• Construction: Frame construction; Vinyl siding; Shingle roof; Has basement with sump pump
• Exterior features: Fenced yard; Outbuilding; Level lot

Interior

• Kitchen: Dishwasher; Cooktop; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Eat-in kitchen
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (3.0% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% 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.
• Murray Independent (town): math 58% / reading 63% proficiency, ranked #5 of 165 in KY (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.2%/yr); 256 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).
• This rent runs 31% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $114k; 18% 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 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. 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: 0.97% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $156,041
• List price: $135,000
• Delta: -13.48%
• 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
321 Irvan St	0.04mi	3/1.0 (+1)	1,060 (+3%)	9mo	$185,000	$175	80
316 S 13th St	0.14mi	2/1.0	1,094 (+6%)	11mo	$162,000	$148	74
513 Whitnell Ave	0.22mi	3/1.5 (+1)	1,032 (+0%)	13mo	$165,000	$160	71
515 Whitnell Ave	0.23mi	3/1.0 (+1)	999 (-3%)	12mo	$189,000	$189	69
201 South 16th St	0.39mi	2/1.0	1,105 (+7%)	8mo	$165,000	$149	63
517 S 13th St	0.26mi	2/1.0	974 (-5%)	20mo	$165,000	$169	62
903 Vine St	0.44mi	2/1.0	958 (-7%)	8mo	$153,000	$160	62
520 S 13th St	0.29mi	3/1.0 (+1)	1,156 (+12%)	9mo	$165,000	$143	53
610 S 9th St	0.52mi	2/1.0	878 (-15%)	10mo	$30,000	$34	43
410 S 8th St	0.57mi	2/1.0	1,170 (+14%)	14mo	$158,500	$135	39
901 Olive St	0.74mi	2/1.0	917 (-11%)	13mo	$161,000	$176	37
113 N 9th St	0.72mi	3/1.5 (+1)	1,126 (+9%)	10mo	$180,000	$160	35

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,283
• Equity at exit: $20,129

10-year hold

• IRR: 12.4%
• Equity multiple: 2.15×
• Total profit: $43,511
• Equity at exit: $11,672

Cash invested: $37,800 (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 42071

• Home prices YoY: -8.5%
• Rents YoY: 7.2%
• Active inventory: 256
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$36 /mo · $433/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $234

Break-even live

Break-even rent $1,013

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Williams Ave Murray, KY	3.0	2.0	1200	$1,698	$1.42	43d	1	0.59mi
102 Williams Ave Unit A Murray, KY	2.0	1.0	845	$1,300	$1.54	43d	1	0.60mi
1634 Hamilton Ave Murray, KY	2.0	1.0	930	$1,099	$1.18	44d	1	0.87mi
400a Main St Murray, KY	2.0	1.0	1200	$1,298	$1.08	43d	1	1.05mi

Listing history 22 events

1. 2026-06-19
   days on market $135,000 Active 44 DOM
2. 2026-06-18
   days on market $135,000 Active 43 DOM
3. 2026-06-17
   days on market $135,000 Active 42 DOM
4. 2026-06-16
   days on market $135,000 Active 41 DOM
5. 2026-06-15
   days on market $135,000 Active 40 DOM
6. 2026-06-14
   days on market $135,000 Active 38 DOM
7. 2026-06-12
   days on market $135,000 Active 37 DOM
8. 2026-06-09
   days on market $135,000 Active 34 DOM
9. 2026-06-08
   days on market $135,000 Active 33 DOM
10. 2026-06-07
    days on market $135,000 Active 32 DOM
11. 2026-06-05
    days on market $135,000 Active 29 DOM
12. 2026-06-02
    days on market $135,000 Active 27 DOM
13. 2026-06-01
    days on market $135,000 Active 26 DOM
14. 2026-05-31
    days on market $135,000 Active 25 DOM
15. 2026-05-30
    days on market $135,000 Active 24 DOM
16. 2026-05-06
    listed $135,000 Active 743-char remark
17. 2023-06-08
    soldstatus $114,300
18. 2023-05-25
    soldstatus $114,300 Closed 686-char remark

    Show marketing remark (686 chars)

    Charming bungalow in the middle of town for only $110,000, in the Murray Independent School District. Cute as a button, with many renovations done over the last year, including new countertops in the kitchen. Both bedrooms have a large room adjacent that can be used as a closet or even an office. Large level backyard with a firepit and plenty of room for animals or people to play! The backyard also features a shed for added storage. The convenient location offers a short stroll or easy commute to Murray State or the hospital. Don't miss your opportunity to stop paying rent and make yourself at home today! Open House Cancelled. Multiple offers received. Sold over listing price

19. 2023-04-14
    listed $110,000 Active 686-char remark

    Show marketing remark (686 chars)

    Charming bungalow in the middle of town for only $110,000, in the Murray Independent School District. Cute as a button, with many renovations done over the last year, including new countertops in the kitchen. Both bedrooms have a large room adjacent that can be used as a closet or even an office. Large level backyard with a firepit and plenty of room for animals or people to play! The backyard also features a shed for added storage. The convenient location offers a short stroll or easy commute to Murray State or the hospital. Don't miss your opportunity to stop paying rent and make yourself at home today! Open House Cancelled. Multiple offers received. Sold over listing price

20. 2021-12-06
    soldstatus $63,000
21. 2021-12-03
    soldstatus $63,000
22. 2021-10-26
    listed $63,000

ⓘ 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: $433 · $36/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$728/yr (+$61/mo · 167.8%)

ⓘ 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 6/10 Major 7 d/yr ≥108°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: $15,714
• − Mortgage interest: −$7,562
• − Property taxes: −$433
• − Insurance: −$675
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,927
• Taxable income: $602
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,666/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: Murray Independent
• NCES district ID: 2104380
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 63% ▼ -14.00%
• Median HH income: $37,625
• Composite: 50.29/100
• National rank: #1882
• State rank: #5 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

• Census place: Murray, KY
• 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

+114.3% since first listed

7 events — show timeline

• 2026-05-06 Listed $135,000 WKRMLS
• 2023-06-08 Sold (Public Records) $114,300 Public Records
• 2023-05-25 Sold (MLS) $114,300 WKRMLS
• 2023-04-14 Listed $110,000 WKRMLS
• 2021-12-06 Sold (Public Records) $63,000 Public Records
• 2021-12-03 Sold (MLS) $63,000 WKRMLS
• 2021-10-26 Listed $63,000 WKRMLS

Property tax history

-2.2%/yr

Latest (2025): $433 · +1.9% YoY. Source: county tax records.