601 Broad St · Murray, KY 42071

$67,000

2 bd · 1.0 ba · 1,011 sqft · SingleFamily public records · 1 Days on market

4,550 sqft lot $66/sqft · 45% below area Est $123k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This home offers spacious rooms, kitchen with ample storage and counter space, a designated dining room and loads of potential! With a clear renovation plan and imagination, this could be perfect for future rental income or a future starter/downsizer's home! Great location with quick and easy access to all the shops, restaurants and businesses in Murray!

Key facts

• Ample storage
• 4,550 sq ft lot

Tags

• DESIGNATED DINING ROOM
• AMPLE STORAGE
• QUICK ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO BUSINESSES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Cap rate 17.3% vs local median 3.6% in Murray — 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 61/100 on livability (#380 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Murray Independent (town): math 58% / reading 63% proficiency, ranked #5 of 165 in KY (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.2%/yr); 256 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calloway County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $67k implies a 362% 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 $67,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.92% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.45%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $122,900
• List price: $67,000
• Delta: -45.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Vine St	0.34mi	2/1.0	958 (-5%)	8mo	$153,000	$160	69
609 S 9th St	0.21mi	2/1.0	871 (-14%)	2mo	$125,000	$144	65
500 Chantilly Dr	0.59mi	2/2.0	1,033 (+2%)	4mo	$157,000	$152	62
610 S 9th St	0.24mi	2/1.0	878 (-13%)	10mo	$30,000	$34	58
412 Sycamore St	0.18mi	3/1.0 (+1)	1,140 (+13%)	10mo	$77,500	$68	57
515 Whitnell Ave	0.59mi	3/1.0 (+1)	999 (-1%)	12mo	$189,000	$189	56
316 S 13th St	0.55mi	2/1.0	1,094 (+8%)	11mo	$162,000	$148	51
321 Irvan St	0.65mi	3/1.0 (+1)	1,060 (+5%)	9mo	$185,000	$175	48
319 Irvan St	0.65mi	2/1.0	864 (-14%)	7mo	$135,000	$156	40
114 N 7th St	0.70mi	2/1.0	868 (-14%)	7mo	$122,000	$141	38
520 S 13th St	0.57mi	3/1.0 (+1)	1,156 (+14%)	9mo	$165,000	$143	37
113 N 9th St	0.72mi	3/1.5 (+1)	1,126 (+11%)	10mo	$180,000	$160	32

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.81×
• Total profit: $34,032
• Equity at exit: $9,990

10-year hold

• IRR: 48.3%
• Equity multiple: 6.61×
• Total profit: $105,316
• Equity at exit: $5,793

Cash invested: $18,760 (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 42071

• Home prices YoY: -8.5%
• Rents YoY: 7.2%
• Active inventory: 256
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $617

Break-even live

Break-even rent $504

Max offer price $67,000

Occupancy floor 47%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400a Main St Murray, KY	2.0	1.0	1200	$1,298	$1.08	43d	1	0.67mi
104 Williams Ave Murray, KY	3.0	2.0	1200	$1,698	$1.42	43d	1	1.26mi
102 Williams Ave Unit A Murray, KY	2.0	1.0	845	$1,300	$1.54	43d	1	1.26mi
1634 Hamilton Ave Murray, KY	2.0	1.0	930	$1,099	$1.18	44d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on marketlisting id $67,000 Active 1 DOM
2. 2026-06-18
   days on market $67,000 Active 73 DOM
3. 2026-06-17
   days on market $67,000 Active 72 DOM
4. 2026-06-16
   days on market $67,000 Active 71 DOM
5. 2026-06-15
   days on market $67,000 Active 70 DOM
6. 2026-06-14
   days on market $67,000 Active 68 DOM
7. 2026-06-12
   days on market $67,000 Active 67 DOM
8. 2026-06-09
   days on market $67,000 Active 64 DOM
9. 2026-06-08
   days on market $67,000 Active 63 DOM
10. 2026-06-07
    days on market $67,000 Active 62 DOM
11. 2026-06-05
    days on market $67,000 Active 59 DOM
12. 2026-06-02
    days on market $67,000 Active 57 DOM
13. 2026-06-01
    days on market $67,000 Active 56 DOM
14. 2026-05-31
    days on market $67,000 Active 55 DOM
15. 2026-05-30
    days on market $67,000 Active 54 DOM
16. 2026-05-01
    price $67,000 386-char remark

    Show marketing remark (386 chars)

    Great investment opportunity! This home offers spacious rooms, kitchen with ample storage and counter space, a designated dining room and loads of potential! With a clear renovation plan and imagination, this could be perfect for future rental income or a future starter/downsizer's home! Great location with quick and easy access to all the shops, restaurants and businesses in Murray!

17. 2026-04-03
    listed $69,000 Active 386-char remark

    Show marketing remark (386 chars)

    Great investment opportunity! This home offers spacious rooms, kitchen with ample storage and counter space, a designated dining room and loads of potential! With a clear renovation plan and imagination, this could be perfect for future rental income or a future starter/downsizer's home! Great location with quick and easy access to all the shops, restaurants and businesses in Murray!

18. 1982-06-01
    soldstatus $14,500

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$349/yr (+$29/mo · 153.1%)

ⓘ 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 ≥108°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: $15,417
• − Mortgage interest: −$3,753
• − Property taxes: −$228
• − Insurance: −$335
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,949
• Taxable income: $6,685
• Est. tax owed @ 24.0%: −$1,605
• After-tax cash flow: $5,796/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: Murray Independent
• NCES district ID: 2104380
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 63% ▼ -14.00%
• Median HH income: $37,625
• Composite: 50.29/100
• National rank: #1882
• State rank: #5 of 165 in KY

Livability — Murray

• Score: 61/100
• State rank: #380
• US rank: #18091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murray, KY
• County: Calloway County · 30,981 people
• City population: 30,981
• Metro: Murray, KY
• Population (ZIP): 30,981
• Household income: $50,198
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1046.0

Population outlook (Calloway County) Hauer SSP2

• Today (2025): 41,071 people
• By 2030: 42,608 · +3.7%
• By 2040: 45,435 · +10.6%
• By 2050: 48,501 · +18.1%
• By 2075: 56,481 · +37.5%
• By 2100: 63,271 · +54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 4% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Calloway

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+31.8 2016: R+35.0 2012: R+27.4 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.43%
• Current HPI: 274.5366
• Rent YoY: ▲ 7.18%
• Metro: Murray, KY
• 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

+362.1% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $67,000 WKRMLS
• 2026-04-03 Listed $69,000 WKRMLS
• 1982-06-01 Sold (Public Records) $14,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $228 · +22.6% YoY. Source: county tax records.