837 Crockett Rd · Jamestown, KY 42642

$99,000

1 bd · 1.0 ba · 430 sqft · SingleFamily · 105 Days on market

Built 1997 Fair condition 1.00 ac lot $230/sqft · at area comps Est $99k · at est.

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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 +22.7/30.0
• DSCR +7.3/10.0
• ARV discount +7.3/15.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE LAKE LIVING! This park model has an open living, dining, kitchen area with lots of windows and a large private bedroom PLUS a sleeping loft and a sofa sleeping in the living area. Great use of space... think guaranteed vacation spot. The park model comes furnished plus appliances and a washer/dryer. The land is private with woods to the back. There is a large deck for grilling and outdoor relaxing. The land allows for plenty of room for a garage and has a septic system large enough to support a 3 bedroom house if you decide to build. Only a short 2-3 miles to Lake Cumberland Marina with easy launching. NO HOA, no short term rentals. Just your private getaway with gated entry for extra security.

Key facts

• Large deck
• Woods to the back
• Private land

Tags

• LARGE PRIVATE BEDROOM
• SLEEPING LOFT
• LARGE DECK
• PRIVATE LAND
• WOODS TO THE BACK
• GATED ENTRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.0% in Jamestown — 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 (#166 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, 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: 223 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 105 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 F-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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $98,644
• List price: $99,000
• Delta: 0.36%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Hwy. 1383 Unit T11	0.39mi	1/1.0	400 (-7%)	22mo	$84,000	$210	52

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-5,166
• Equity at exit: $14,761

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $9,553
• Equity at exit: $8,560

Cash invested: $27,720 (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: 223
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $171

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $239	-5% $205	+0% $171	+5% $136	+10% $102
Rent	-10% $85	-5% $128	+0% $171	+5% $213	+10% $256
Rate	-1.0pp $220	-0.5pp $196	base $171	+0.5pp $145	+1.0pp $119

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 105 DOM
2. 2026-06-21
   days on market $99,000 Active 104 DOM
3. 2026-06-18
   days on market $99,000 Active 102 DOM
4. 2026-06-17
   days on market $99,000 Active 101 DOM
5. 2026-06-16
   days on market $99,000 Active 100 DOM
6. 2026-06-15
   days on market $99,000 Active 99 DOM
7. 2026-06-13
   days on market $99,000 Active 97 DOM
8. 2026-06-12
   days on market $99,000 Active 96 DOM
9. 2026-06-09
   days on market $99,000 Active 93 DOM
10. 2026-06-08
    days on market $99,000 Active 92 DOM
11. 2026-06-07
    days on market $99,000 Active 91 DOM
12. 2026-06-07
    days on market $99,000 Active 90 DOM
13. 2026-06-04
    days on market $99,000 Active 87 DOM
14. 2026-06-02
    days on market $99,000 Active 86 DOM
15. 2026-06-01
    days on market $99,000 Active 85 DOM
16. 2026-05-31
    days on market $99,000 Active 84 DOM
17. 2026-05-31
    days on market $99,000 Active 83 DOM
18. 2026-02-28
    listed $99,000 Active 719-char remark

    Show marketing remark (719 chars)

    AFFORDABLE LAKE LIVING! This park model has an open living, dining, kitchen area with lots of windows and a large private bedroom PLUS a sleeping loft and a sofa sleeping in the living area. Great use of space... think guaranteed vacation spot. The park model comes furnished plus appliances and a washer/dryer. The land is private with woods to the back. There is a large deck for grilling and outdoor relaxing. The land allows for plenty of room for a garage and has a septic system large enough to support a 3 bedroom house if you decide to build. Only a short 2-3 miles to Lake Cumberland Marina with easy launching. NO HOA, no short term rentals. Just your private getaway with gated entry for extra security.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,983
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,880
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,926/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 · 13 photos

Fair 45/100 Cosmetic rehab

This park model has potential for improvement with cosmetic updates to the kitchen and bathroom, fresh paint, and modern appliances. The property is located in a desirable area with a private setting and easy access to Lake Cumberland Marina.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Unknown HVAC system — not visible

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Resale replace countertops — Modern countertops can improve the kitchen's functionality and aesthetic
• Resale update appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value
• Resale replace bathroom fixtures — Newer, more modern fixtures can enhance the bathroom's appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
HVAC system · not visible	Unknown	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Resale replace countertops — Modern countertops can improve the kitchen's functionality and aesthetic ↑
• Resale update appliances — Upgrading to newer, more energy-efficient appliances can increase the home's value ↑
• Resale replace bathroom fixtures — Newer, more modern fixtures can enhance the bathroom's appeal and functionality ↑

ⓘ 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: 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 — Jamestown

• Score: 69/100
• State rank: #166
• US rank: #8448

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

• 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

• 2026-02-28 Listed $99,000 ImagineMLS