10 Amy Ln · Russell Springs, KY 42642

$194,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 66 Days on market

Built 2006 0.37 ac lot $144/sqft · 7% above area Est $181k · 7% over

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Why this score? — see what drove the D- 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 +15.6/30.0
• DSCR +4.8/10.0
• ARV discount +4.2/15.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• 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

Welcome to this beautifully decorated 1,344 sq. ft. home that perfectly blends modern style with everyday comfort. This thoughtfully designed single-level layout offers 3 bedrooms and 2 full bathrooms, ideal for families, first-time buyers, or anyone looking for easy, low-maintenance living. Step inside to an inviting open-concept floor plan featuring stylish flooring, neutral tones, and a warm, welcoming living space centered around a cozy fireplace—perfect for relaxing evenings at home. The kitchen truly stands out with its abundance of cabinetry, stainless steel appliances, and a large island with bar seating, making it the perfect space for cooking, gathering, and entertaining. Just off the kitchen, the dedicated dining area provides plenty of room for hosting family meals or holiday gatherings. The split-bedroom layout offers privacy, with two spacious bedrooms located at the front of the home, while the primary suite is tucked away in the rear. The owner's suite features a large closet and private full bath, creating a comfortable retreat at the end of the day. Step outside to enjoy the concrete patio area, complete with a fenced section—ideal for pets, grilling, or relaxing in a private outdoor setting. The home also includes numerous upgrades throughout, adding both value and peace of mind. This home delivers exceptional value with its modern finishes, functional layout, and move-in-ready condition—making it a must-see!

Key facts

• Cozy fireplace
• 0.37 acre lot
• Built 2006

Tags

• OPEN-CONCEPT FLOOR PLAN
• COZY FIREPLACE
• ABUNDANCE OF CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND WITH BAR SEATING
• DEDICATED DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $81 ($974/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (17.5% below list).
• Recommended offer: $160k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 66 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $194k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,051 (17.5% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $180,868
• List price: $194,000
• Delta: 7.26%
• Verdict: FAIR
• Comps: 10 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-26,338
• Equity at exit: $28,926

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-16,571
• Equity at exit: $16,774

Cash invested: $54,320 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $81

Break-even live

Break-even rent $1,498

Max offer price $194,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $136	+0% $81	+5% $26	+10% $-29
Rent	-10% $-45	-5% $18	+0% $81	+5% $144	+10% $208
Rate	-1.0pp $179	-0.5pp $131	base $81	+0.5pp $31	+1.0pp $-20

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $194,000 Active 66 DOM
2. 2026-06-18
   days on market $194,000 Active 64 DOM
3. 2026-06-17
   days on market $194,000 Active 63 DOM
4. 2026-06-16
   days on market $194,000 Active 62 DOM
5. 2026-06-15
   days on market $194,000 Active 61 DOM
6. 2026-06-13
   days on market $194,000 Active 59 DOM
7. 2026-06-12
   days on market $194,000 Active 58 DOM
8. 2026-06-09
   days on market $194,000 Active 55 DOM
9. 2026-06-08
   days on market $194,000 Active 54 DOM
10. 2026-06-07
    days on market $194,000 Active 53 DOM
11. 2026-06-07
    days on market $194,000 Active 52 DOM
12. 2026-06-04
    days on market $194,000 Active 49 DOM
13. 2026-06-02
    days on market $194,000 Active 48 DOM
14. 2026-06-01
    days on market $194,000 Active 47 DOM
15. 2026-05-31
    days on market $194,000 Active 46 DOM
16. 2026-05-31
    days on market $194,000 Active 45 DOM
17. 2026-04-13
    listed $199,000 Active 1473-char remark

    Show marketing remark (1473 chars)

    Welcome to this beautifully decorated 1,344 sq. ft. home that perfectly blends modern style with everyday comfort. This thoughtfully designed single-level layout offers 3 bedrooms and 2 full bathrooms, ideal for families, first-time buyers, or anyone looking for easy, low-maintenance living. Step inside to an inviting open-concept floor plan featuring stylish flooring, neutral tones, and a warm, welcoming living space centered around a cozy fireplace—perfect for relaxing evenings at home. The kitchen truly stands out with its abundance of cabinetry, stainless steel appliances, and a large island with bar seating, making it the perfect space for cooking, gathering, and entertaining. Just off the kitchen, the dedicated dining area provides plenty of room for hosting family meals or holiday gatherings. The split-bedroom layout offers privacy, with two spacious bedrooms located at the front of the home, while the primary suite is tucked away in the rear. The owner's suite features a large closet and private full bath, creating a comfortable retreat at the end of the day. Step outside to enjoy the concrete patio area, complete with a fenced section—ideal for pets, grilling, or relaxing in a private outdoor setting. The home also includes numerous upgrades throughout, adding both value and peace of mind. This home delivers exceptional value with its modern finishes, functional layout, and move-in-ready condition—making it a must-see!

18. 2019-06-03
    soldstatus $96,500
19. 2008-10-01
    soldstatus $64,000

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$648/yr (+$54/mo · 63.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $19,206
• − Mortgage interest: −$10,867
• − Property taxes: −$1,020
• − Insurance: −$970
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,644
• Taxable loss: −$2,368
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,543/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

• 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

+210.9% since first listed

3 events — show timeline

• 2026-04-13 Listed $199,000 ImagineMLS
• 2019-06-03 Sold (Public Records) $96,500 Public Records
• 2008-10-01 Sold (Public Records) $64,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,020 · -2.1% YoY. Source: county tax records.