111 Butler Dr · Russell Springs, KY 42642

$164,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 87 Days on market

Built 1965 0.51 ac lot $143/sqft · 33% above area Est $124k · 33% over

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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 +20.0/30.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

--- Welcome home to this beautiful 3-bedroom, 1.5-bath brick house located within the city limits of Russell Springs! Nestled in a well-established neighborhood, this property offers the perfect blend of comfort, convenience, and classic charm. Step inside to find gorgeous hardwood floors flowing throughout the main living areas, adding warmth and character to the home. The bathrooms feature durable tile flooring that combines style with easy maintenance. Situated on approximately 0.5 acres, this property provides plenty of outdoor space which is ideal for relaxing or entertaining. Also, a storage shed adds extra space for tools, lawn equipment, or hobbies. The home is connected to city utilities offering reliable and convenient services. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is it!

Key facts

• City utilities
• Storage shed
• Tile flooring

Tags

• HARDWOOD FLOORS
• TILE FLOORING
• OUTDOOR SPACE
• STORAGE SHED
• CITY UTILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $156k (5.5% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in Russell Springs — 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 (#181 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.
• 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.
• Zoned schools: Russell Springs Elementary School (math 25% / reading 40%, grade F, #342 of 676 statewide, top 51%, 625 students, 73% FRL); Russell County Middle School (math 29% / reading 47%, grade F, #71 of 217 statewide, top 33%, 677 students, 69% FRL); Russell County High School (math 32% / reading 42%, grade F, #58 of 254 statewide, top 27%, 832 students, 64% FRL).
• Market conditions: 223 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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: 0.95% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.23%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $123,991
• List price: $164,900
• Delta: 32.99%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1923 Lakeway Dr	0.74mi	2/1.0 (-1)	1,004 (-13%)	15mo	$126,500	$126	27

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-13,939
• Equity at exit: $24,587

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,198
• Equity at exit: $14,258

Cash invested: $46,172 (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 42642

• Home prices YoY: -25.3%
• Active inventory: 223
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $201

Break-even live

Break-even rent $1,304

Max offer price $164,900

Occupancy floor 82%

Sensitivity live

Price	-10% $295	-5% $248	+0% $201	+5% $155	+10% $108
Rent	-10% $78	-5% $140	+0% $201	+5% $263	+10% $325
Rate	-1.0pp $284	-0.5pp $243	base $201	+0.5pp $159	+1.0pp $115

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $164,900 Active 87 DOM
2. 2026-06-21
   days on market $164,900 Active 86 DOM
3. 2026-06-21
   pricedays on market $164,900 Active 85 DOM
4. 2026-06-18
   days on market $170,000 Active 83 DOM
5. 2026-06-17
   days on market $170,000 Active 82 DOM
6. 2026-06-16
   days on market $170,000 Active 81 DOM
7. 2026-06-15
   days on market $170,000 Active 80 DOM
8. 2026-06-13
   days on market $170,000 Active 78 DOM
9. 2026-06-12
   days on market $170,000 Active 77 DOM
10. 2026-06-09
    days on market $170,000 Active 74 DOM
11. 2026-06-09
    status $170,000 Active 73 DOM
12. 2026-06-08
    days on market $170,000 Contingent 73 DOM
13. 2026-06-07
    days on market $170,000 Contingent 72 DOM
14. 2026-06-07
    days on market $170,000 Contingent 71 DOM
15. 2026-06-04
    days on market $170,000 Contingent 68 DOM
16. 2026-06-02
    days on market $170,000 Contingent 67 DOM
17. 2026-06-01
    days on market $170,000 Contingent 66 DOM
18. 2026-05-31
    days on market $170,000 Contingent 65 DOM
19. 2026-05-31
    days on market $170,000 Contingent 64 DOM
20. 2026-05-18
    historical Contingent 854-char remark

    Show marketing remark (854 chars)

    --- Welcome home to this beautiful 3-bedroom, 1.5-bath brick house located within the city limits of Russell Springs! Nestled in a well-established neighborhood, this property offers the perfect blend of comfort, convenience, and classic charm. Step inside to find gorgeous hardwood floors flowing throughout the main living areas, adding warmth and character to the home. The bathrooms feature durable tile flooring that combines style with easy maintenance. Situated on approximately 0.5 acres, this property provides plenty of outdoor space which is ideal for relaxing or entertaining. Also, a storage shed adds extra space for tools, lawn equipment, or hobbies. The home is connected to city utilities offering reliable and convenient services. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is it!

21. 2026-04-24
    price $170,000 854-char remark

    Show marketing remark (854 chars)

    --- Welcome home to this beautiful 3-bedroom, 1.5-bath brick house located within the city limits of Russell Springs! Nestled in a well-established neighborhood, this property offers the perfect blend of comfort, convenience, and classic charm. Step inside to find gorgeous hardwood floors flowing throughout the main living areas, adding warmth and character to the home. The bathrooms feature durable tile flooring that combines style with easy maintenance. Situated on approximately 0.5 acres, this property provides plenty of outdoor space which is ideal for relaxing or entertaining. Also, a storage shed adds extra space for tools, lawn equipment, or hobbies. The home is connected to city utilities offering reliable and convenient services. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is it!

22. 2026-03-26
    listed $173,900 Active 854-char remark

    Show marketing remark (854 chars)

    --- Welcome home to this beautiful 3-bedroom, 1.5-bath brick house located within the city limits of Russell Springs! Nestled in a well-established neighborhood, this property offers the perfect blend of comfort, convenience, and classic charm. Step inside to find gorgeous hardwood floors flowing throughout the main living areas, adding warmth and character to the home. The bathrooms feature durable tile flooring that combines style with easy maintenance. Situated on approximately 0.5 acres, this property provides plenty of outdoor space which is ideal for relaxing or entertaining. Also, a storage shed adds extra space for tools, lawn equipment, or hobbies. The home is connected to city utilities offering reliable and convenient services. Whether you're a first-time buyer, downsizing, or looking for a solid investment, this home is it!

23. 2021-12-13
    soldstatus $125,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$259/yr (+$22/mo · 22.3%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,705
• − Mortgage interest: −$9,237
• − Property taxes: −$1,159
• − Insurance: −$824
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,797
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,490/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 — Russell Springs

• Score: 69/100
• State rank: #181
• US rank: #9030

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

• Census place: Russell Springs, KY
• 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

+36.0% since first listed

4 events — show timeline

• 2026-05-18 Contingent — ImagineMLS
• 2026-04-24 Price Changed $170,000 ImagineMLS
• 2026-03-26 Listed $173,900 ImagineMLS
• 2021-12-13 Sold (Public Records) $125,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,159 · -2.1% YoY. Source: county tax records.