228 Cooper Rd · Russell Springs, KY 42629

$215,000

3 bd · 2.0 ba · 1,792 sqft · Other · 50 Days on market

Built 2007 1.10 ac lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• 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

Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

Key facts

• 1.1 acres
• Permanent foundation
• Detached garage

Tags

• PERMANENT FOUNDATION
• 1.1 ACRES
• DETACHED GARAGE
• MINUTES FROM LAKE CUMBERLAND

Property features AI

Finance

• Other: Located on approximately 1.1 acres; Lake Cumberland nearby
• HOA & community: No association amenities

Exterior

• Parking: 1-car garage; Gravel driveway
• Utilities: Public water; Septic tank; Electricity available
• Home design: Manufactured home; Residential property; 2 stories
• Construction: Vinyl siding; Metal roof; Block foundation; Built as a manufactured home
• Exterior features: Covered porch; Porch; Storage structure; Workshop

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator; Electric water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Eat-in kitchen; Double vanity
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $283 ($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 $196k (8.6% below list).
• Recommended offer: $196k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Jamestown Elementary School (math 22% / reading 37%, grade F, #393 of 676 statewide, top 63%, 476 students, 75% 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: 123 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 $1k of loan paydown is wiped out by about $6k 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 50 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $174k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $196,500 (8.6% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 0.91% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-16,936
• Equity at exit: $32,057

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $8,020
• Equity at exit: $18,589

Cash invested: $60,200 (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 42629

• Home prices YoY: -14.2%
• Active inventory: 123
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $283

Break-even live

Break-even rent $1,607

Max offer price $215,000

Occupancy floor 81%

Sensitivity live

Price	-10% $404	-5% $344	+0% $283	+5% $222	+10% $161
Rent	-10% $127	-5% $205	+0% $283	+5% $360	+10% $438
Rate	-1.0pp $391	-0.5pp $337	base $283	+0.5pp $227	+1.0pp $170

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 King Fisher Ln Russell Springs, KY	3.0	2.0	1700	$1,965	$1.16	44d	1	1.13mi

Listing history 30 events

1. 2026-06-21
   days on market $215,000 Active 50 DOM
2. 2026-06-18
   days on market $215,000 Active 48 DOM
3. 2026-06-17
   days on market $215,000 Active 47 DOM
4. 2026-06-16
   days on market $215,000 Active 46 DOM
5. 2026-06-15
   days on market $215,000 Active 45 DOM
6. 2026-06-13
   days on market $215,000 Active 43 DOM
7. 2026-06-12
   days on market $215,000 Active 42 DOM
8. 2026-06-09
   days on market $215,000 Active 39 DOM
9. 2026-06-08
   days on market $215,000 Active 38 DOM
10. 2026-06-07
    days on market $215,000 Active 37 DOM
11. 2026-06-07
    days on market $215,000 Active 36 DOM
12. 2026-06-04
    days on market $215,000 Active 33 DOM
13. 2026-06-02
    days on market $215,000 Active 32 DOM
14. 2026-06-01
    days on market $215,000 Active 31 DOM
15. 2026-05-31
    days on market $215,000 Active 30 DOM
16. 2026-05-31
    days on market $215,000 Active 29 DOM
17. 2026-05-01
    listed $215,000 Active 658-char remark
18. 2025-05-19
    soldstatus $174,000
19. 2025-05-15
    soldstatus $174,000 Closed 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

20. 2025-04-24
    status Pending 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

21. 2025-04-24
    status Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

22. 2025-02-04
    status Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

23. 2025-01-12
    historical Contingent 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

24. 2025-01-12
    historical 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

25. 2025-01-07
    price $175,900 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

26. 2024-11-20
    status Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

27. 2024-11-13
    historical Contingent 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

28. 2024-11-06
    price $182,900 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

29. 2024-10-23
    listed $194,900 Active 554-char remark

    Show marketing remark (554 chars)

    Welcome to 228 Cooper Rd in Jamestown, KY—a stunning 4-bedroom, 2-bathroom Clayton home that perfectly blends modern living with serene rural charm. This 2007 gem offers spacious living areas, stylish finishes, and breathtaking views right outside your window. Enjoy the convenience of being close to town while relishing the tranquility of country life. Whether you're entertaining friends or simply relaxing with family, this home provides the ideal backdrop for creating lasting memories. Don't miss your chance to own this exceptional property.

30. 2019-06-19
    soldstatus $68,000

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$1,218/yr (+$102/mo · 193.2%)

ⓘ 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 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: $23,580
• − Mortgage interest: −$12,043
• − Property taxes: −$631
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$6,255
• Taxable loss: −$196
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $3,440/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): 5,453

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 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: ▼ -35.01%
• Current HPI: 210.777
• 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

+216.2% since first listed

14 events — show timeline

• 2026-05-01 Listed $215,000 HKARMLS
• 2025-05-19 Sold (Public Records) $174,000 Public Records
• 2025-05-15 Sold (MLS) $174,000 ImagineMLS
• 2025-04-24 Pending — ImagineMLS
• 2025-04-24 Relisted — ImagineMLS
• 2025-02-04 Relisted — ImagineMLS
• 2025-01-12 Contingent — ImagineMLS
• 2025-01-12 Listing Removed — ImagineMLS
• 2025-01-07 Price Changed $175,900 ImagineMLS
• 2024-11-20 Relisted — ImagineMLS
• 2024-11-13 Contingent — ImagineMLS
• 2024-11-06 Price Changed $182,900 ImagineMLS
• 2024-10-23 Listed $194,900 ImagineMLS
• 2019-06-19 Sold (Public Records) $68,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $631 · -2.1% YoY. Source: county tax records.