100 Murphy Ln · Burgin, KY 40310

$345,000

8 bd · 4.0 ba · 3,840 sqft · MultiFamily · 17 Days on market

Built 2001 Fair condition 0.50 ac lot

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Why this score? — see what drove the C 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Great income-producing 4-plex investment opportunity! This multi-family property features two spacious 3-bedroom, 1-bath units and two 1-bedroom, 1-bath units, offering a strong mix of rental options to maximize occupancy and cash flow potential. Conveniently located with steady rental demand, this property is ideal for investors seeking portfolio growth, long-term appreciation, and multiple income streams. Whether you're a seasoned investor or just getting started, this versatile property is packed with potential. 2 3 bedrooms 1 bath units and 2 1 bedroom, 1 bath units

Key facts

• 0.5 acre lot
• 2 parking spots
• Built 2001

Property features AI

Finance

• Other: Located in the Murphy Springs subdivision; Parcel number: 300.10-01029.00; Located in Mercer County; directions: From Harrodsburg take 152 towards Burgin, left into Murphy Springs right on Murphy Lane 4-plex on the right. From Danville head north on HWY 33 left on Main Street in Burgin, right into Murphy Springs (Spring Street) right on Murphy 4-plex is on the right.

Exterior

• Parking: On-site paved parking
• Home design: Quadruplex, single-story
• Construction: 3,840 total building area
• Exterior features: Composition roof

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Main-level laundry area with washer hookup and electric dryer hookup
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 2×1bd/1.0ba units multifamily listed at $345k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive. Per door: $142/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $340k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.2% in Burgin — 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 68/100 on livability (#194 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Burgin Independent (rural): math 34% / reading 46% proficiency, ranked #26 of 165 in KY (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 148 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Mercer County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $97k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $339,825 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

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: 14.1%
• Equity multiple: 1.81×
• Total profit: $77,844
• Equity at exit: $155,127

10-year hold

• IRR: 15.9%
• Equity multiple: 3.34×
• Total profit: $226,477
• Equity at exit: $239,069

Cash invested: $96,600 (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 40310

• Active inventory: 1
• Price-to-rent: 28.9×

Monthly cashflow live

• Estimated rent: $3,738 medium
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $569

Break-even live

Break-even rent $3,018

Max offer price $345,000

Occupancy floor 80%

Sensitivity live

Price	-10% $807	-5% $688	+0% $569	+5% $450	+10% $330
Rent	-10% $274	-5% $421	+0% $569	+5% $716	+10% $864
Rate	-1.0pp $743	-0.5pp $657	base $569	+0.5pp $479	+1.0pp $388

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,990
▸ 2× units	1	1	$1,748
Total (4 units)			$3,738

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $345,000 Active 17 DOM
2. 2026-06-19
   days on market $345,000 Active 15 DOM
3. 2026-06-18
   days on market $345,000 Active 14 DOM
4. 2026-06-17
   days on market $345,000 Active 13 DOM
5. 2026-06-16
   days on market $345,000 Active 12 DOM
6. 2026-06-15
   days on market $345,000 Active 11 DOM
7. 2026-06-14
   days on market $345,000 Active 9 DOM
8. 2026-06-12
   days on market $345,000 Active 8 DOM
9. 2026-06-09
   days on market $345,000 Active 5 DOM
10. 2026-06-08
    days on market $345,000 Active 4 DOM
11. 2026-06-07
    days on market $345,000 Active 3 DOM
12. 2026-06-07
    remarks 576-char remark
13. 2026-06-07
    listed $345,000 Active 2 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $44,856
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,588
• − Management: −$3,588
• − Depreciation: −$10,036
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $6,485/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its exterior and interior conditions, enhancing its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Roof — Aged appearance
• Moderate Interior walls/paint — Faded appearance

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Re-roofing — New roof improves structural integrity and appearance
• Both Landscaping and curb appeal improvements — Well-maintained landscaping enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Roof · Aged appearance	Moderate	$3,000–15,000
Interior walls/paint · Faded appearance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Re-roofing — New roof improves structural integrity and appearance ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping enhances property's visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Burgin Independent
• NCES district ID: 2100780
• Math proficiency: 34% ▼ -21.00%
• Reading proficiency: 46% ▼ -18.00%
• Median HH income: $51,473
• Composite: 34.59/100
• National rank: #5158
• State rank: #26 of 165 in KY

Livability — Burgin

• Score: 68/100
• State rank: #194
• US rank: #9675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burgin, KY
• City population: 541
• Population (ZIP): 541

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 21,538 people
• By 2030: 21,366 · -0.8%
• By 2040: 20,666 · -4.0%
• By 2050: 19,372 · -10.1%
• By 2075: 15,973 · -25.8%
• By 2100: 11,426 · -46.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Black 3%
• Common ancestry: Serbian 2% Slovak 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+50.6) · D 24.0% · R 74.5% · Other 1.5%
• 2008→2024 swing: -14.6pp toward R · 2008: -36.0pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+46.6 2016: R+50.5 2012: R+38.8 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-04 Listed $345,000 ImagineMLS