119 Murrell Ave · Somerset, KY 42503

$71,100

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 171 Days on market

Built 1970 0.25 ac lot $53/sqft · 55% below area ↓ 4% since listing

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

Listing remarks MLS

REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

Key facts

• 0.25 acre lot
• Built 1970
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.1% in Somerset — 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 67/100 on livability (#208 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B+, crime B; Watch: amenities F, commute F, employment F.
• Somerset Independent (town): math 36% / reading 44% proficiency, ranked #42 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopkins Elementary School (math 48% / reading 48%, grade D, #115 of 676 statewide, top 17%, 650 students, 71% FRL); Meece Middle School (math 31% / reading 44%, grade F, #73 of 217 statewide, top 36%, 444 students, 67% FRL); Somerset High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 521 students, 54% FRL).
• Market conditions: 293 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Pulaski County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $492 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $104k (59%) 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 $62,568 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.61% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (median comp): $170,677
• List price: $71,100
• Delta: -58.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Meece St	0.13mi	3/2.0	1,200 (-11%)	10mo	$180,000	$150	63
212 Speedway Dr	0.12mi	3/2.0	1,200 (-11%)	14mo	$178,500	$149	60
209 W Limestone St	0.43mi	3/2.0	1,475 (+9%)	2mo	$150,000	$102	59
907 North Main St	0.24mi	4/2.0 (+1)	1,326 (-2%)	22mo	$196,000	$148	58
107 Rock Quarry Rd	0.28mi	3/1.0	1,482 (+10%)	16mo	$100,000	$67	58
324 North Maple St	0.23mi	3/2.0	1,440 (+6%)	22mo	$154,000	$107	56
123 N Richardson Dr	0.53mi	4/1.0 (+1)	1,244 (-8%)	2mo	$175,000	$141	56
311 N Maple St	0.32mi	3/2.5	1,489 (+10%)	10mo	$89,000	$60	54
109 Hill St. St	0.30mi	3/2.0	1,215 (-10%)	14mo	$220,000	$181	53
100 Cherry Ln	0.61mi	3/2.0	1,258 (-7%)	7mo	$185,000	$147	50
502 Nichols St	0.51mi	3/2.0	1,455 (+8%)	20mo	$165,000	$113	43

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $19,244
• Equity at exit: $10,601

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $56,302
• Equity at exit: $6,147

Cash invested: $19,908 (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 42503

• Home prices YoY: -8.4%
• Active inventory: 293
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$373
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $483

Break-even live

Break-even rent $534

Max offer price $71,100

Occupancy floor 53%

Sensitivity live

Price	-10% $524	-5% $504	+0% $483	+5% $463	+10% $443
Rent	-10% $393	-5% $438	+0% $483	+5% $529	+10% $574
Rate	-1.0pp $519	-0.5pp $502	base $483	+0.5pp $465	+1.0pp $446

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: $17,775
• Closing costs: $2,133
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Faith Ct Somerset, KY	2.0–3.0	1.5–2.5	1225	$1,375	$1.12	45d	1	0.68mi
706 W Columbia St Somerset, KY	3.0	2.0	1400	$1,200	$0.86	45d	1	0.71mi
709 W Columbia St Somerset, KY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.77mi
67 Margaret Rose Ln Somerset, KY	2.0	2.0	1000	$1,000	$1.00	45d	1	0.90mi
207 Beecher St Unit 1 Somerset, KY	3.0	1.0	1500	$1,300	$0.87	45d	1	1.15mi
107 Losey St Unit 2 Somerset, KY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.20mi
112 Todd St Unit 2 Somerset, KY	2.0	1.0	1100	$1,200	$1.09	45d	1	1.21mi
112 Todd St Unit 4 Somerset, KY	2.0	1.0	1100	$1,500	$1.36	45d	1	1.21mi
115 Beecher St Unit A Somerset, KY	2.0	1.0	1000	$1,200	$1.20	45d	1	1.23mi
71 Driftwood Cir Apt 2 Somerset, KY	2.0	1.0	921	$900	$0.98	45d	1	1.26mi
19 Driftwood Cir Unit 2 Somerset, KY	2.0	1.0	986	$900	$0.91	45d	1	1.27mi
50 Driftwood Cir Apt 2 Somerset, KY	2.0	1.0	921	$900	$0.98	45d	1	1.28mi
33 Driftwood Cir Apt 1 Somerset, KY	2.0	1.0	986	$900	$0.91	45d	1	1.28mi
108 Hines Addition Somerset, KY	3.0	1.0	1300	$1,100	$0.85	45d	1	1.28mi

Listing history 14 events

1. 2026-05-15
   status Pending 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

2. 2026-04-29
   price $71,100 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

3. 2026-04-13
   price $76,300 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

4. 2026-03-27
   price $76,700 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

5. 2026-03-12
   price $77,100 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

6. 2026-02-20
   price $78,000 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

7. 2026-02-05
   price $79,200 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

8. 2026-01-16
   price $92,800 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

9. 2025-12-30
   price $106,200 382-char remark

   Show marketing remark (382 chars)

   REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

10. 2025-12-11
    price $137,600 382-char remark

    Show marketing remark (382 chars)

    REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

11. 2025-11-25
    status Active 382-char remark

    Show marketing remark (382 chars)

    REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

12. 2025-11-24
    listed $174,900 Active 382-char remark

    Show marketing remark (382 chars)

    REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

13. 2025-11-24
    historical 382-char remark

    Show marketing remark (382 chars)

    REO Occupied - NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. ''As is'' cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Great opportunity to buy this one story home built in 1970, located in Somerset, KY. The interior has 1448 sq. ft. with 2 bedrooms and 1 bathroom.

14. 2004-07-28
    soldstatus $74,400

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $611 · $51/mo
• Expected delta: +$379/yr (+$32/mo · 162.7%)

ⓘ 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 ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,752
• − Mortgage interest: −$3,983
• − Property taxes: −$233
• − Insurance: −$356
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,068
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,622/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: Somerset Independent
• NCES district ID: 2105430
• Math proficiency: 36% ▼ -17.00%
• Reading proficiency: 44% ▼ -18.00%
• Median HH income: $28,554
• Composite: 32.42/100
• National rank: #5727
• State rank: #42 of 165 in KY

Livability — Somerset

• Score: 67/100
• State rank: #208
• US rank: #10207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerset, KY
• Population (ZIP): 25,638

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 65,414 people
• By 2030: 65,828 · +0.6%
• By 2040: 65,972 · +0.9%
• By 2050: 65,108 · -0.5%
• By 2075: 61,647 · -5.8%
• By 2100: 53,613 · -18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+65.2) · D 16.9% · R 82.1% · Other 1.0%
• 2008→2024 swing: -9.9pp toward R · 2008: -55.4pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+62.7 2016: R+66.7 2012: R+60.5 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.16%
• Current HPI: 294.5958
• 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

-4.4% since first listed

14 events — show timeline

• 2026-05-15 Pending — Metro Search MLS
• 2026-04-29 Price Changed $71,100 Metro Search MLS
• 2026-04-13 Price Changed $76,300 Metro Search MLS
• 2026-03-27 Price Changed $76,700 Metro Search MLS
• 2026-03-12 Price Changed $77,100 Metro Search MLS
• 2026-02-20 Price Changed $78,000 Metro Search MLS
• 2026-02-05 Price Changed $79,200 Metro Search MLS
• 2026-01-16 Price Changed $92,800 Metro Search MLS
• 2025-12-30 Price Changed $106,200 Metro Search MLS
• 2025-12-11 Price Changed $137,600 Metro Search MLS
• 2025-11-25 Relisted — Metro Search MLS
• 2025-11-24 Listing Removed — Metro Search MLS
• 2025-11-24 Listed $174,900 Metro Search MLS
• 2004-07-28 Sold (Public Records) $74,400 Public Records

Property tax history

-10.8%/yr

Latest (2025): $233 · +24.2% YoY. Source: county tax records.