426 Maple Ln · Russellville, KY 42276

$114,900

2 bd · 1.0 ba · 1,122 sqft · SingleFamily · 3 Days on market

Built 1950 Est $183k · 37% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in the city limits at 426 Maple Lane, this brick home offers plenty of potential for investors or buyers looking to make it their own. Featuring 2 bedrooms, 1 full bathroom, and approximately 1,122 square feet, this property includes a large backyard and solid structure with room for updates and personalization. Whether you’re searching for a rental property, starter home, or renovation project, this home has great possibilities and investment potential. Don’t miss this opportunity!

Key facts

• Large backyard
• Solid structure
• Room for updates

Tags

• LARGE BACKYARD
• SOLID STRUCTURE
• ROOM FOR UPDATES
• POTENTIAL FOR INVESTORS

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water
• Home design: Single-family residence; Residential property; Located in the Riley subdivision
• Construction: Brick construction
• Exterior features: Shingle roof

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Floor furnace (natural gas); Window unit(s); Ceiling fan(s)
• Interior features: Eat-in kitchen; Smoke detector(s)
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $53 ($639/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 $93k (19.3% below list).
• Recommended offer: $93k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.8% in Russellville — 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 65/100 on livability (#273 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.
• Russellville Independent (town): math 21% / reading 32% proficiency, ranked #143 of 165 in KY (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Russellville Middle School (math 27% / reading 42%, grade F, #99 of 217 statewide, top 47%, 237 students, 79% FRL); Russellville High School (math 34% / reading 44%, grade F, #40 of 254 statewide, top 19%, 335 students, 69% FRL).
• Market conditions: 93 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,762 (19.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $182,886
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Meadow Ln	0.32mi	3/1.0 (+1)	1,122 (0%)	2mo	$160,000	$143	78
662 W 8th St	0.19mi	3/2.0 (+1)	1,222 (+9%)	5mo	$143,500	$117	63
905 Mimosa Ln	0.34mi	3/1.0 (+1)	1,056 (-6%)	9mo	$186,000	$176	62
906 Sunset Ln	0.33mi	3/1.0 (+1)	1,200 (+7%)	10mo	$199,900	$167	60
907 W 9th St	0.33mi	3/1.0 (+1)	1,159 (+3%)	19mo	$70,000	$60	59
588 W 7th St	0.27mi	2/1.0	1,252 (+12%)	13mo	$133,100	$106	58
913 Mimosa Ln	0.38mi	3/2.0 (+1)	1,257 (+12%)	11mo	$204,500	$163	44
919 Mimosa Ln	0.42mi	3/2.0 (+1)	1,257 (+12%)	10mo	$240,000	$191	43
127 Garland Way	0.67mi	3/2.0 (+1)	1,240 (+10%)	1mo	$210,000	$169	41
122 Sprig St	0.68mi	3/2.0 (+1)	1,193 (+6%)	11mo	$225,000	$189	40
706 Peveler Dr	0.44mi	3/1.0 (+1)	984 (-12%)	20mo	$160,000	$163	38
309 Cornelius Ave	0.57mi	2/1.0	970 (-14%)	19mo	$43,200	$45	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-15,285
• Equity at exit: $17,132

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-9,173
• Equity at exit: $9,934

Cash invested: $32,172 (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 42276

• Home prices YoY: -9.9%
• Active inventory: 93
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $928 high
• Mortgage (P&I): −$603
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $53

Break-even live

Break-even rent $860

Max offer price $114,900

Occupancy floor 89%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 W 9th St Russellville, KY	2.0	1.5	1000	$1,100	$1.10	44d	1	0.35mi
923 W 9th St Russellville, KY	3.0	2.0	1080	$1,200	$1.11	13d	1	0.38mi
272 Emerson Bypass Rd Unit A5 Russellville, KY	3.0	2.0	960	$799	$0.83	44d	1	0.68mi
272 Emerson Bypass Rd Unit B17 Russellville, KY	3.0	2.0	960	$825	$0.86	19d	1	0.68mi
272 Emerson Bypass Rd Unit B17 Russellville, KY	3.0	2.0	960	$799	$0.83	44d	1	0.68mi
272 Emerson Bypass Rd Unit C22 Russellville, KY	3.0	2.0	960	$825	$0.86	13d	1	0.68mi
272 Emerson Bypass Rd Unit C34 Russellville, KY	3.0	2.0	960	$845	$0.88	13d	1	0.76mi
272 Emerson Bypass Rd Unit A19 Russellville, KY	3.0	2.0	960	$819	$0.85	14d	1	0.79mi
272 Emerson Bypass Rd Unit A30 Russellville, KY	3.0	2.0	960	$825	$0.86	44d	1	0.82mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $114,900 Active

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$638/yr (+$53/mo · 182.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $11,131
• − Mortgage interest: −$6,436
• − Property taxes: −$350
• − Insurance: −$574
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$3,343
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $963/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: Russellville Independent
• NCES district ID: 2105190
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $28,861
• Composite: 21.24/100
• National rank: #8402
• State rank: #143 of 165 in KY

Livability — Russellville

• Score: 65/100
• State rank: #273
• US rank: #13256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, KY
• County: Logan County · 16,044 people
• City population: 16,044
• Metro: nan
• Population (ZIP): 16,044
• Household income: $57,144
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 330.0

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.71%
• Current HPI: 269.3374
• Rent YoY: —
• Metro: nan
• 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

2 events — show timeline

• 2026-05-22 Pending — RASKMLS
• 2026-05-19 Listed $114,900 RASKMLS