205 Oak St · Russell Springs, KY 42642

$152,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 54 Days on market

0.73 ac lot $117/sqft · 22% above area Est $250k · 39% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Ranch on ¾ Acre in Russell Springs - Room to Live, Work & Entertain Welcome to this 3-bedroom, 1.5-bath home situated on a large ¾-acre lot in the heart of Russell Springs. Offering a functional layout and multiple living spaces, this property is ideal for full-time living, a growing family, or anyone needing extra room to spread out. The home features a large living room filled with natural light, a spacious kitchen with a breakfast nook, and a formal dining room perfect for gatherings and holidays. Just off the primary bedroom, you'll find a private office space, ideal for working from home or a quiet retreat. Additional highlights include a sunroom for year-round enjoyment and a half-basement providing excellent storage space or potential for future use. Step outside to enjoy the expansive concrete patio, perfect for entertaining, grilling, or relaxing while overlooking the generous yard. The property also includes a carport and a storage shed, offering plenty of room for tools, equipment, or hobbies. With its convenient location near town and close proximity to Lake Cumberland, this home combines space, comfort, and practicality in a highly desirable area. Don't miss your opportunity to own this versatile property—schedule your showing today!

Key facts

• 0.73 acre lot
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $147k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% 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: schools D-, amenities F, commute F.
• Russell County (rural): math 29% / reading 43% proficiency, ranked #67 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Russell County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $249,939
• List price: $152,000
• Delta: -39.19%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 Maple St	0.25mi	3/1.0	1,240 (-4%)	9mo	$108,000	$87	74
162 Wilson St	0.30mi	3/1.0	1,394 (+8%)	3mo	$170,000	$122	71
519 Main St	0.45mi	3/1.0	1,320 (+2%)	12mo	$79,000	$60	66
161 Freeman Ave	0.64mi	3/1.0	1,344 (+4%)	1mo	$170,000	$126	64
170 Lakeway Hls	0.36mi	3/1.0	1,276 (-2%)	22mo	$130,000	$102	62
1048 Main St	0.58mi	3/1.0	1,258 (-3%)	21mo	$28,500	$23	51
926 Main St	0.50mi	3/1.0	1,173 (-10%)	20mo	$110,000	$94	44
70 Remington Dr	0.45mi	3/2.0	1,451 (+12%)	22mo	$289,900	$200	37

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,830
• Equity at exit: $22,664

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $14,886
• Equity at exit: $13,142

Cash invested: $42,560 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$797
• Tax est. 1.5%: −$190 /mo · $2,280/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $263

Break-even live

Break-even rent $1,330

Max offer price $152,000

Occupancy floor 79%

Sensitivity live

Price	-10% $368	-5% $316	+0% $263	+5% $211	+10% $158
Rent	-10% $132	-5% $198	+0% $263	+5% $329	+10% $395
Rate	-1.0pp $340	-0.5pp $302	base $263	+0.5pp $224	+1.0pp $184

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Jamestown St Russell Springs, KY	2.0	2.0	1548	$1,500	$0.97	44d	1	0.64mi
49 King Fisher Ln Russell Springs, KY	3.0	2.0	1700	$1,965	$1.16	44d	1	1.08mi

Listing history 1 events

1. 2026-03-30
   listed $152,000 Active 1307-char remark

   Show marketing remark (1307 chars)

   Spacious Ranch on ¾ Acre in Russell Springs - Room to Live, Work & Entertain Welcome to this 3-bedroom, 1.5-bath home situated on a large ¾-acre lot in the heart of Russell Springs. Offering a functional layout and multiple living spaces, this property is ideal for full-time living, a growing family, or anyone needing extra room to spread out. The home features a large living room filled with natural light, a spacious kitchen with a breakfast nook, and a formal dining room perfect for gatherings and holidays. Just off the primary bedroom, you'll find a private office space, ideal for working from home or a quiet retreat. Additional highlights include a sunroom for year-round enjoyment and a half-basement providing excellent storage space or potential for future use. Step outside to enjoy the expansive concrete patio, perfect for entertaining, grilling, or relaxing while overlooking the generous yard. The property also includes a carport and a storage shed, offering plenty of room for tools, equipment, or hobbies. With its convenient location near town and close proximity to Lake Cumberland, this home combines space, comfort, and practicality in a highly desirable area. Don't miss your opportunity to own this versatile property—schedule your showing today!

ⓘ 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 4/10 Moderate
• 🌡 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: $19,957
• − Mortgage interest: −$8,514
• − Property taxes: −$2,280
• − Insurance: −$760
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$4,422
• Taxable income: $788
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,972/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: Russell County
• NCES district ID: 2105160
• Math proficiency: 29% ▼ -23.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $31,487
• Composite: 29.35/100
• National rank: #6537
• State rank: #67 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

• Census place: Russell Springs, KY
• Population (ZIP): 12,951

Population outlook (Russell County) Hauer SSP2

• Today (2025): 17,770 people
• By 2030: 17,730 · -0.2%
• By 2040: 17,469 · -1.7%
• By 2050: 16,919 · -4.8%
• By 2075: 15,582 · -12.3%
• By 2100: 13,227 · -25.6%

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 · Russell

• 2024 margin: Solid R (+72.2) · D 13.5% · R 85.7%
• 2008→2024 swing: -15.9pp toward R · 2008: -56.3pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+69.1 2016: R+70.6 2012: R+62.0 2008: R+56.3

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

1 event — show timeline

• 2026-03-30 Listed $152,000 ImagineMLS

Property tax history

-2.1%/yr

Latest (2025): $147 · -16.5% YoY. Source: county tax records.