310 S 13th St · Murray, KY 42071

$105,000

2 bd · 1.5 ba · 1,604 sqft · SingleFamily public records · 2 Days on market

0.87 ac lot

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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
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS, there is a strong rental demand in the area! The exterior is concrete block with 4 beds and 1.5 baths inside! The roof is NEW as of October 2025! Located in Murray City Limits, this is a prime location for investing. This home has a spacious floor plan ready for reconfiguration and a large yard with room for additions or outdoor living. Whether you're looking for your next flip or a value-add rental, this property is a chance to build equity from the ground up. Bring your tools, creativity, and ambition—this one is ready for transformation.

Key facts

• Room for additions
• Spacious floor plan
• Large yard

Tags

• CONCRETE BLOCK EXTERIOR
• NEW ROOF
• PRIME LOCATION
• SPACIOUS FLOOR PLAN
• LARGE YARD
• ROOM FOR ADDITIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.2% vs local median 3.6% 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.
• Murray Independent (town): math 58% / reading 63% proficiency, ranked #5 of 165 in KY (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.2%/yr); 256 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).
• This rent runs 32% 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $105k implies a 312% gain — meaningful room to come down on a strong offer.

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 $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $214,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 S 13th St	0.13mi	3/1.5 (+1)	1,633 (+2%)	8mo	$188,000	$115	80
512 Stone Ridge Ln	0.26mi	3/2.5 (+1)	1,616 (+1%)	7mo	$255,000	$158	72
1511 Sycamore St	0.38mi	3/2.0 (+1)	1,588 (-1%)	6mo	$224,500	$141	68
200 Woodlawn Ave	0.32mi	3/2.0 (+1)	1,640 (+2%)	11mo	$205,000	$125	65
300 S 16th St	0.47mi	3/2.0 (+1)	1,530 (-5%)	8mo	$205,000	$134	57
1398 Johnson Blvd	0.36mi	3/2.0 (+1)	1,798 (+12%)	2mo	$235,000	$131	54
701 Sycamore St	0.62mi	3/2.0 (+1)	1,507 (-6%)	3mo	$180,000	$119	51
1105 Olive St	0.60mi	3/2.0 (+1)	1,662 (+4%)	10mo	$222,500	$134	51
1008 Olive St	0.63mi	2/2.0	1,518 (-5%)	10mo	$220,000	$145	51
524 S 6th St	0.68mi	3/2.0 (+1)	1,700 (+6%)	1mo	$184,000	$108	50
1515 Kirkwood Dr	0.72mi	3/2.0 (+1)	1,446 (-10%)	1mo	$240,500	$166	42
804 Guthrie Dr	0.65mi	3/2.5 (+1)	1,367 (-15%)	1mo	$222,900	$163	35

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 · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.55×
• Total profit: $16,221
• Equity at exit: $15,656

10-year hold

• IRR: 24.9%
• Equity multiple: 3.57×
• Total profit: $75,509
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $430

Break-even live

Break-even rent $795

Max offer price $105,000

Occupancy floor 63%

Sensitivity live

Price	-10% $490	-5% $460	+0% $430	+5% $401	+10% $371
Rent	-10% $324	-5% $377	+0% $430	+5% $483	+10% $536
Rate	-1.0pp $483	-0.5pp $457	base $430	+0.5pp $403	+1.0pp $375

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Williams Ave Murray, KY	3.0	2.0	1200	$1,698	$1.42	44d	1	0.69mi
400a Main St Murray, KY	2.0	1.0	1200	$1,298	$1.08	44d	1	0.95mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   listed $105,000 Active
3. 1986-07-01
   soldstatus $25,500

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$502/yr (+$42/mo · 125.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $16,072
• − Mortgage interest: −$5,882
• − Property taxes: −$401
• − Insurance: −$525
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,055
• Taxable income: $3,639
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $4,290/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: Murray Independent
• NCES district ID: 2104380
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 63% ▼ -14.00%
• Median HH income: $37,625
• Composite: 50.29/100
• National rank: #1882
• State rank: #5 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

• Census place: Murray, KY
• 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

+311.8% since first listed

3 events — show timeline

• 2026-04-23 Pending — WKRMLS
• 2026-04-20 Listed $105,000 WKRMLS
• 1986-07-01 Sold (Public Records) $25,500 Public Records

Property tax history

-5.3%/yr

Latest (2025): $401 · +63.9% YoY. Source: county tax records.