518 E 4th St · Russellville, KY 42276

$140,000

3 bd · 1.0 ba · 2,402 sqft · Other public records · 51 Days on market

Built 1930 0.25 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed 1 Bath 2,402 +/- Square Feet 0.245 +/- Acre Lot Huge Bonus Room Step into timeless charm with this spacious 3-bedroom, 1-bath home located right in the heart of town! Boasting 2,402 +/- square feet, this home offers an abundance of space and character you simply don’t find at this price point. From the moment you walk in, you’ll appreciate the warmth and personality of this older home, featuring two separate living areas perfect for entertaining, relaxing, or creating a family space. Upstairs, you’ll find a massive bonus room with endless possibilities—use it as a fourth bedroom, game room, office, or whatever fits your lifestyle. Sitting on a 0.245 +/- acre lot, there’s plenty of outdoor space to enjoy as well. If you’ve been looking for a home with charm, character, and room to grow—all for just $140,000—this is your opportunity. Don’t miss your chance to own a piece of classic style with modern-day space! Buyer to verify all information on listing.

Key facts

• Bonus room
• Outdoor space
• 0.25 acre lot

Tags

• BONUS ROOM
• SEPARATE LIVING AREAS
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $129 ($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 $136k (2.5% below list).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.8% in Russellville — 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 65/100 on livability (#273 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.
• Russellville Independent (town): math 21% / reading 32% proficiency, ranked #143 of 165 in KY (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 0.97% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.5

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-14,478
• Equity at exit: $20,874

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,011
• Equity at exit: $12,105

Cash invested: $39,200 (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 42276

• Home prices YoY: -9.9%
• Active inventory: 93
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $129

Break-even live

Break-even rent $1,202

Max offer price $140,000

Occupancy floor 86%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Nashville St Russellville, KY	4.0	1.0	2068	$1,600	$0.77	19d	1	1.42mi

Listing history 12 events

1. 2026-04-17
   price $140,000 1028-char remark

   Show marketing remark (1028 chars)

   3 Bed 1 Bath 2,402 +/- Square Feet 0.245 +/- Acre Lot Huge Bonus Room Step into timeless charm with this spacious 3-bedroom, 1-bath home located right in the heart of town! Boasting 2,402 +/- square feet, this home offers an abundance of space and character you simply don’t find at this price point. From the moment you walk in, you’ll appreciate the warmth and personality of this older home, featuring two separate living areas perfect for entertaining, relaxing, or creating a family space. Upstairs, you’ll find a massive bonus room with endless possibilities—use it as a fourth bedroom, game room, office, or whatever fits your lifestyle. Sitting on a 0.245 +/- acre lot, there’s plenty of outdoor space to enjoy as well. If you’ve been looking for a home with charm, character, and room to grow—all for just $140,000—this is your opportunity. Don’t miss your chance to own a piece of classic style with modern-day space! Buyer to verify all information on listing.

2. 2026-04-06
   listed $145,000 Active 1028-char remark

   Show marketing remark (1028 chars)

   3 Bed 1 Bath 2,402 +/- Square Feet 0.245 +/- Acre Lot Huge Bonus Room Step into timeless charm with this spacious 3-bedroom, 1-bath home located right in the heart of town! Boasting 2,402 +/- square feet, this home offers an abundance of space and character you simply don’t find at this price point. From the moment you walk in, you’ll appreciate the warmth and personality of this older home, featuring two separate living areas perfect for entertaining, relaxing, or creating a family space. Upstairs, you’ll find a massive bonus room with endless possibilities—use it as a fourth bedroom, game room, office, or whatever fits your lifestyle. Sitting on a 0.245 +/- acre lot, there’s plenty of outdoor space to enjoy as well. If you’ve been looking for a home with charm, character, and room to grow—all for just $140,000—this is your opportunity. Don’t miss your chance to own a piece of classic style with modern-day space! Buyer to verify all information on listing.

3. 2025-08-06
   price $160,000
4. 2025-07-30
   price $165,000
5. 2025-07-22
   price $175,000
6. 2025-07-02
   price $184,000
7. 2025-06-18
   listed $194,000 Active
8. 2023-05-02
   soldstatus $155,000
9. 2022-10-27
   historical Active Under Contract
10. 2022-08-26
    listed $155,000 Active
11. 2022-06-15
    listed $159,900
12. 2013-08-02
    soldstatus $53,500

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $1,881 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 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: $16,374
• − Mortgage interest: −$7,842
• − Property taxes: −$1,881
• − Insurance: −$700
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,073
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,723/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: Russellville Independent
• NCES district ID: 2105190
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 32% ▼ -12.00%
• Median HH income: $28,861
• Composite: 21.24/100
• National rank: #8402
• State rank: #143 of 165 in KY

Livability — Russellville

• Score: 65/100
• State rank: #273
• US rank: #13256

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russellville, KY
• County: Logan County · 16,044 people
• City population: 16,044
• Metro: nan
• Population (ZIP): 16,044
• Household income: $57,144
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 330.0

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.71%
• Current HPI: 269.3374
• Rent YoY: —
• Metro: nan
• 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

+161.7% since first listed

12 events — show timeline

• 2026-04-17 Price Changed $140,000 RASKMLS
• 2026-04-06 Listed $145,000 RASKMLS
• 2025-08-06 Price Changed $160,000 RASKMLS
• 2025-07-30 Price Changed $165,000 RASKMLS
• 2025-07-22 Price Changed $175,000 RASKMLS
• 2025-07-02 Price Changed $184,000 RASKMLS
• 2025-06-18 Listed $194,000 RASKMLS
• 2023-05-02 Sold (Public Records) $155,000 Public Records
• 2022-10-27 Contingent — RASKMLS
• 2022-08-26 Listed $155,000 RASKMLS
• 2022-06-15 Listed $159,900 RASKMLS
• 2013-08-02 Sold (Public Records) $53,500 Public Records

Property tax history

+13.1%/yr

Latest (2025): $1,881 · -3.1% YoY. Source: county tax records.