326 Murphy Ave · Ferguson, KY 42533

$189,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 28 Days on market

Built 1970 0.39 ac lot

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Charming 1.5 story home on huge lot located in the Ferguson area. Great investment opportunity as rental or permanent residence. Home needs some TLC and is being offered for sale AS IS without warranties of any kind. Buyer to satisfy themselves regarding footage, lot size, condition, and available utilities. Loan pre-approval or proof of funds required. Motivated seller looking for offers!! Directions: Hwy 27 into Somerset to light #11 (Oak Hill) turn left at light to left on Monticello St, across new bridge to right on Murphy to house on left.

Key facts

• Metal roof
• New flooring
• Double lot

Tags

• REMODELED HOME
• NEW VINYL SIDING
• METAL ROOF
• NEW FLOORING
• NEW CABINETS
• DOUBLE LOT

Property features AI

Exterior

• Parking: Attached garage; Has garage
• Utilities: Public sewer
• Home design: Single-family property; 1,449 total building area
• Construction: Vinyl siding; Block foundation; Metal roof; Built with vinyl siding
• Exterior features: Public water; Not on waterfront

Interior

• Bedrooms: Primary bedroom located on the first floor
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Ductless heating; Central air; Ductless cooling
• Interior features: Primary bedroom on the first floor; Crawl space basement; No fireplace
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (33.9% below list).
• Recommended offer: $126k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#203 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Pulaski County (town): math 43% / reading 53% proficiency, ranked #17 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $32k; list at $190k implies a 498% gain — meaningful room to come down on a strong offer.

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 $125,616 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,077
• Equity at exit: $71,218

10-year hold

• IRR: 5.0%
• Equity multiple: 1.66×
• Total profit: $35,140
• Equity at exit: $99,797

Cash invested: $53,172 (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 42533

• Home prices YoY: 1.0%
• Active inventory: 3
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-116

Break-even live

Break-even rent $1,403

Max offer price $169,450

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Beecher St Unit A Somerset, KY	2.0	1.0	1000	$1,200	$1.20	43d	1	1.04mi
207 Beecher St Unit 1 Somerset, KY	3.0	1.0	1500	$1,300	$0.87	43d	1	1.15mi

Listing history 18 events

1. 2026-06-18
   days on market $189,900 Active 28 DOM
2. 2026-06-17
   days on market $189,900 Active 27 DOM
3. 2026-06-16
   days on market $189,900 Active 26 DOM
4. 2026-06-15
   days on market $189,900 Active 25 DOM
5. 2026-06-13
   days on market $189,900 Active 23 DOM
6. 2026-06-12
   days on market $189,900 Active 22 DOM
7. 2026-06-09
   days on market $189,900 Active 19 DOM
8. 2026-06-08
   days on market $189,900 Active 18 DOM
9. 2026-06-07
   days on market $189,900 Active 17 DOM
10. 2026-06-07
    days on market $189,900 Active 16 DOM
11. 2026-06-04
    days on market $189,900 Active 13 DOM
12. 2026-06-02
    days on market $189,900 Active 12 DOM
13. 2026-06-01
    days on market $189,900 Active 11 DOM
14. 2026-05-31
    days on market $189,900 Active 10 DOM
15. 2026-05-31
    days on market $189,900 Active 9 DOM
16. 2026-05-21
    listed $189,900 Active
17. 2007-01-24
    soldstatus $31,750 550-char remark

    Show marketing remark (550 chars)

    Charming 1.5 story home on huge lot located in the Ferguson area. Great investment opportunity as rental or permanent residence. Home needs some TLC and is being offered for sale AS IS without warranties of any kind. Buyer to satisfy themselves regarding footage, lot size, condition, and available utilities. Loan pre-approval or proof of funds required. Motivated seller looking for offers!! Directions: Hwy 27 into Somerset to light #11 (Oak Hill) turn left at light to left on Monticello St, across new bridge to right on Murphy to house on left.

18. 2006-11-09
    listed $37,500 550-char remark

    Show marketing remark (550 chars)

    Charming 1.5 story home on huge lot located in the Ferguson area. Great investment opportunity as rental or permanent residence. Home needs some TLC and is being offered for sale AS IS without warranties of any kind. Buyer to satisfy themselves regarding footage, lot size, condition, and available utilities. Loan pre-approval or proof of funds required. Motivated seller looking for offers!! Directions: Hwy 27 into Somerset to light #11 (Oak Hill) turn left at light to left on Monticello St, across new bridge to right on Murphy to house on left.

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$1,235/yr (+$103/mo · 310.6%)

ⓘ 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 5/10 Major 7 d/yr ≥103°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: $15,074
• − Mortgage interest: −$10,637
• − Property taxes: −$398
• − Insurance: −$950
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$5,524
• Taxable loss: −$4,847
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-226/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: Pulaski County
• NCES district ID: 2104950
• Math proficiency: 43% ▼ -18.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $35,366
• Composite: 39.69/100
• National rank: #3906
• State rank: #17 of 165 in KY

Livability — Ferguson

• Score: 68/100
• State rank: #203
• US rank: #10046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferguson, KY
• City population: 897
• Population (ZIP): 897

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 8% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.64%
• Current HPI: 158.7757
• 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

+406.4% since first listed

3 events — show timeline

• 2026-05-21 Listed $189,900 ImagineMLS
• 2007-01-24 Sold (MLS) $31,750 ImagineMLS
• 2006-11-09 Listed $37,500 ImagineMLS

Property tax history

+4.4%/yr

Latest (2025): $398 · -2.3% YoY. Source: county tax records.