180 Lynnwood Dr · Murray, KY 42071

$187,000

3 bd · 2.0 ba · 1,830 sqft · Other · 77 Days on market

Built 2023 0.46 ac lot ↓ 37% since listing

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +3.8/10.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold over ask due to seller concessions. This new construction home offers the best of both worlds, located in the county but only minutes from Murray's court square! City amenities include city water and gas, but no city taxes! This house features a spacious open concept kitchen and living space with large windows and an excess of LED recessed lighting. The kitchen boasts an island with storage, soft-close cabinets, quartz countertops with cream and white veining, black stainless-steel appliances and plenty of cabinetry with pull out drawers! Each bathroom has luxurious marble countertops and tile floors. Other desirable features include an oversized tile shower, and 100% waterproof luxury vinyl flooring throughout.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Located in the Lynnwood Estates subdivision; Directions available from Calloway County Clerk's office

Exterior

• Parking: Attached garage with 2 spaces; Paved driveway; Garage door opener
• Utilities: Natural gas available; Septic tank
• Home design: Single-family residence; 1 story; Frame construction
• Construction: Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; Level lot

Interior

• Kitchen: Dishwasher; Cooktop; Electric water heater
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closets; Eat-in kitchen; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $187k.

Deal economics

• At list price, monthly cash flow is $-60 ($-719/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (17.7% below list).
• Recommended offer: $154k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% 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.
• Calloway County (town): math 44% / reading 48% proficiency, ranked #19 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Calloway Elementary School (math 47% / reading 37%, grade F, #178 of 676 statewide, top 29%, 314 students, 83% FRL); Calloway County Middle School (math 38% / reading 52%, grade D, #35 of 217 statewide, top 16%, 674 students, 57% FRL); Calloway County High School (math 47% / reading 47%, grade D-, #18 of 254 statewide, top 7%, 856 students, 53% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.2%/yr); 256 active listings in the ZIP; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $153,988 (17.7% 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. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.18% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.48×
• Total profit: $-27,356
• Equity at exit: $27,882

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,509
• Equity at exit: $16,168

Cash invested: $52,360 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-60

Break-even live

Break-even rent $1,616

Max offer price $176,416

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $-7	+0% $-60	+5% $-113	+10% $-166
Rent	-10% $-182	-5% $-121	+0% $-60	+5% $1	+10% $62
Rate	-1.0pp $34	-0.5pp $-12	base $-60	+0.5pp $-108	+1.0pp $-158

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $187,000 Pending 77 DOM
2. 2026-06-17
   days on market $187,000 Active 77 DOM
3. 2026-06-16
   days on market $187,000 Active 76 DOM
4. 2026-06-15
   days on market $187,000 Active 75 DOM
5. 2026-06-14
   days on market $187,000 Active 73 DOM
6. 2026-06-12
   days on market $187,000 Active 72 DOM
7. 2026-06-09
   days on market $187,000 Active 69 DOM
8. 2026-06-08
   days on market $187,000 Active 68 DOM
9. 2026-06-07
   days on market $187,000 Active 67 DOM
10. 2026-06-02
    days on market $187,000 Active 62 DOM
11. 2026-06-01
    days on market $187,000 Active 61 DOM
12. 2026-05-31
    days on market $187,000 Active 60 DOM
13. 2026-05-30
    days on market $187,000 Active 59 DOM
14. 2026-05-08
    price $187,000
15. 2026-04-01
    listed $220,000 Active
16. 2025-03-18
    price $327,000
17. 2025-02-18
    listed $330,000 Active
18. 2023-06-05
    soldstatus $293,000
19. 2023-05-26
    soldstatus $293,000 Closed 726-char remark

    Show marketing remark (726 chars)

    Sold over ask due to seller concessions. This new construction home offers the best of both worlds, located in the county but only minutes from Murray's court square! City amenities include city water and gas, but no city taxes! This house features a spacious open concept kitchen and living space with large windows and an excess of LED recessed lighting. The kitchen boasts an island with storage, soft-close cabinets, quartz countertops with cream and white veining, black stainless-steel appliances and plenty of cabinetry with pull out drawers! Each bathroom has luxurious marble countertops and tile floors. Other desirable features include an oversized tile shower, and 100% waterproof luxury vinyl flooring throughout.

20. 2023-04-02
    listed $285,000 Active 726-char remark

    Show marketing remark (726 chars)

    Sold over ask due to seller concessions. This new construction home offers the best of both worlds, located in the county but only minutes from Murray's court square! City amenities include city water and gas, but no city taxes! This house features a spacious open concept kitchen and living space with large windows and an excess of LED recessed lighting. The kitchen boasts an island with storage, soft-close cabinets, quartz countertops with cream and white veining, black stainless-steel appliances and plenty of cabinetry with pull out drawers! Each bathroom has luxurious marble countertops and tile floors. Other desirable features include an oversized tile shower, and 100% waterproof luxury vinyl flooring throughout.

21. 2022-09-30
    listed $295,000 Active

ⓘ 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: $2,614 · $218/mo
• Projected year-2 tax: $2,614 · $218/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 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $18,479
• − Mortgage interest: −$10,475
• − Property taxes: −$2,614
• − Insurance: −$935
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,440
• Taxable loss: −$3,942
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $227/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: Calloway County
• NCES district ID: 2100870
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $38,849
• Composite: 38.39/100
• National rank: #4208
• State rank: #19 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

• 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

-36.6% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $187,000 WKRMLS
• 2026-04-01 Listed $220,000 WKRMLS
• 2025-03-18 Price Changed $327,000 WKRMLS
• 2025-02-18 Listed $330,000 WKRMLS
• 2023-06-05 Sold (Public Records) $293,000 Public Records
• 2023-05-26 Sold (MLS) $293,000 WKRMLS
• 2023-04-02 Listed $285,000 WKRMLS
• 2022-09-30 Listed $295,000 WKRMLS

Property tax history

+30.9%/yr

Latest (2025): $2,614 · +1.2% YoY. Source: county tax records.