9842 Russell Springs Rd · Russell Springs, KY 42642

$125,000

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 97 Days on market

3.41 ac lot Est $128k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +8.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

9842 Russell Springs Road offers an excellent opportunity for investors or buyers seeking a renovation project. This property features 4 bedrooms total, with 2 bedrooms upstairs and 2 bedrooms downstairs, along with an eat-in kitchen and covered front and side porches. Heating sources include mini-split wall units in part of the home and a pellet stove in another area. A large storage building conveys with the property, providing additional utility and storage options. The home is situated on 3.41 unrestricted acres, offering flexibility for future use. Additional personal property may convey with an acceptable offer. Property is being sold AS IS. Will not qualify for government-backed fina

Key facts

• Pellet stove
• Eat-in kitchen
• 3.41 acre lot

Tags

• EAT-IN KITCHEN
• COVERED FRONT AND SIDE PORCHES
• MINI-SPLIT WALL UNITS
• PELLET STOVE
• LARGE STORAGE BUILDING
• 3.41 UNRESTRICTED ACRES

Property features AI

Finance

• Other: Lot approximately 3.41 acres (public records); Rural subdivision; Directions provided to property in listing materials

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Two levels
• Construction: Vinyl siding; Metal roof; Slab foundation; Building area approximately 1,776 (total)
• Exterior features: Shed(s)

Interior

• Kitchen: Microwave; Oven; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type listed as Other); Wall unit(s) for cooling
• Interior features: Eat-in kitchen; 7 total rooms; No fireplace
• Laundry & utility: Washer hookup (main level); Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.2% 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.
• Adair County (town): math 22% / reading 35% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adair County Primary Center (647 students, 70% FRL); Adair County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 598 students, 69% FRL); Adair County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 791 students, 63% FRL) — zoned schools average 67% FRL vs 52% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 222 active listings in the ZIP; 1 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adair County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.35% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $128,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2313 Gentry Mill Rd	0.59mi	3/2.0 (-1)	1,248 (-14%)	20mo	$110,000	$88	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $9,661
• Equity at exit: $18,638

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $47,005
• Equity at exit: $10,808

Cash invested: $35,000 (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 42642

• Home prices YoY: -25.3%
• Active inventory: 222
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $469

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $556	-5% $513	+0% $469	+5% $426	+10% $383
Rent	-10% $336	-5% $403	+0% $469	+5% $536	+10% $603
Rate	-1.0pp $532	-0.5pp $501	base $469	+0.5pp $437	+1.0pp $404

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-01-29
   listed $125,000 Active
3. 2022-11-17
   listed $134,500 Active
4. 2022-07-04
   soldstatus $55,000
5. 1998-08-01
   soldstatus $23,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $20,250
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,636
• Taxable income: $3,872
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $4,702/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: Adair County
• NCES district ID: 2100030
• Math proficiency: 22% ▼ -28.00%
• Reading proficiency: 35% ▼ -19.00%
• Median HH income: $33,174
• Composite: 23.3/100
• National rank: #7921
• State rank: #124 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

• Population (ZIP): 12,951

Population outlook (Adair County) Hauer SSP2

• Today (2025): 20,359 people
• By 2030: 20,856 · +2.4%
• By 2040: 21,678 · +6.5%
• By 2050: 22,107 · +8.6%
• By 2075: 22,740 · +11.7%
• By 2100: 21,840 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+71.2) · D 14.0% · R 85.2%
• 2008→2024 swing: -18.5pp toward R · 2008: -52.7pp · 2024: -71.2pp
• All cycles: 2024: R+71.2 2020: R+67.1 2016: R+64.6 2012: R+55.0 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.33%
• Current HPI: 237.5038
• 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

+431.9% since first listed

5 events — show timeline

• 2026-05-06 Pending — ImagineMLS
• 2026-01-29 Listed $125,000 ImagineMLS
• 2022-11-17 Listed $134,500 SCKMLSKY
• 2022-07-04 Sold (Public Records) $55,000 Public Records
• 1998-08-01 Sold (Public Records) $23,500 Public Records

Property tax history

-7.9%/yr

Latest (2025): $92 · -24.1% YoY. Source: county tax records.