1107 N Adams St · Sturgis, KY 42459

$60,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 79 Days on market

0.31 ac lot $59/sqft · 38% below area Est $97k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

2 bedroom, 1 bath home in Sturgis KY with an unfinished basement. Property is being sold in as-is condition and will require significant repairs and clean-out. Interior condition includes visible wall damage and deferred maintenance. Some windows have been updated. Home is situated on a good-sized lot with a backyard. This property may be suitable for buyers seeking a renovation project or investment opportunity. Priced accordingly.

Key facts

• Good-sized lot
• Updated windows
• Unfinished basement

Tags

• UNFINISHED BASEMENT
• GOOD-SIZED LOT
• BACKYARD
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#199 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Union County (rural): math 20% / reading 33% proficiency, ranked #134 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 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?
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: 1.32% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $97,198
• List price: $60,000
• Delta: -38.27%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 W Talbot St	0.42mi	2/1.0	978 (-4%)	3mo	$9,000	$9	71
1224 N Lee St	0.21mi	3/2.0 (+1)	1,129 (+10%)	5mo	$95,000	$84	59

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

Projected returns pro-forma

-2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $6,296
• Equity at exit: $9,087

10-year hold

• IRR: 18.5%
• Equity multiple: 2.55×
• Total profit: $26,023
• Equity at exit: $5,431

Cash invested: $16,800 (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 42459

• Home prices YoY: -1.6%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $250

Break-even live

Break-even rent $479

Max offer price $60,000

Occupancy floor 64%

Sensitivity live

Price	-10% $284	-5% $267	+0% $250	+5% $233	+10% $216
Rent	-10% $187	-5% $218	+0% $250	+5% $281	+10% $312
Rate	-1.0pp $280	-0.5pp $265	base $250	+0.5pp $234	+1.0pp $218

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 N Kelsey St Unit E6 Sturgis, KY	2.0	1.0	950	$795	$0.84	44d	1	0.47mi

Listing history 17 events

1. 2026-06-21
   days on market $60,000 Active 79 DOM
2. 2026-06-18
   days on market $60,000 Active 77 DOM
3. 2026-06-17
   days on market $60,000 Active 76 DOM
4. 2026-06-16
   days on market $60,000 Active 75 DOM
5. 2026-06-15
   days on market $60,000 Active 74 DOM
6. 2026-06-13
   days on market $60,000 Active 72 DOM
7. 2026-06-12
   days on market $60,000 Active 71 DOM
8. 2026-06-09
   days on market $60,000 Active 68 DOM
9. 2026-06-08
   days on market $60,000 Active 67 DOM
10. 2026-06-07
    days on market $60,000 Active 66 DOM
11. 2026-06-07
    days on market $60,000 Active 65 DOM
12. 2026-06-04
    days on market $60,000 Active 62 DOM
13. 2026-06-02
    days on market $60,000 Active 61 DOM
14. 2026-06-01
    days on market $60,000 Active 60 DOM
15. 2026-05-31
    days on market $60,000 Active 59 DOM
16. 2026-05-31
    days on market $60,000 Active 58 DOM
17. 2026-03-30
    listed $60,000 Active 436-char remark

    Show marketing remark (436 chars)

    2 bedroom, 1 bath home in Sturgis KY with an unfinished basement. Property is being sold in as-is condition and will require significant repairs and clean-out. Interior condition includes visible wall damage and deferred maintenance. Some windows have been updated. Home is situated on a good-sized lot with a backyard. This property may be suitable for buyers seeking a renovation project or investment opportunity. Priced accordingly.

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$50/yr (+$4/mo · 10.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,540
• − Mortgage interest: −$3,361
• − Property taxes: −$466
• − Insurance: −$300
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$1,745
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,481/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: Union County
• NCES district ID: 2105640
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 33% ▼ -20.00%
• Median HH income: $39,776
• Composite: 22.27/100
• National rank: #8139
• State rank: #134 of 165 in KY

Livability — Sturgis

• Score: 68/100
• State rank: #199
• US rank: #9856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sturgis, KY
• Population (ZIP): 3,965

Population outlook (Union County) Hauer SSP2

• Today (2025): 15,038 people
• By 2030: 14,681 · -2.4%
• By 2040: 13,607 · -9.5%
• By 2050: 12,406 · -17.5%
• By 2075: 9,720 · -35.4%
• By 2100: 7,841 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Italian 9% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Union

• 2024 margin: Solid R (+58.3) · D 20.2% · R 78.5% · Other 1.2%
• 2008→2024 swing: -53.1pp toward R · 2008: -5.2pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+52.2 2016: R+54.3 2012: R+33.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.95%
• Current HPI: 180.9754
• 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

1 event — show timeline

• 2026-03-30 Listed $60,000 HABOR

Property tax history

+5.9%/yr

Latest (2025): $466 · -0.3% YoY. Source: county tax records.