324 Etna Street St · Russell, KY 41169

$115,000

4 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 30 Days on market

Est $186k · 38% under ↓ 22% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is your opportunity to revitalize an older 2 story home in Downtown Russell. This home is full of potential and ready for renovation. 4 Bd, 2 bath. Additional space on 3rd floor attic that could be used for small office. This property features a detached 2 car garage in the rear with extra space to park 3 - 4 cars. Being sold "as-is". Great opportunity for investors, flippers or buyers looking to build sweat equity.

Key facts

• 2 garage spots
• Listed 30 days

Tags

• DETACHED 2 CAR GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick veneer exterior; Block foundation; Built above grade with finished area (approx. 1,898)
• Exterior features: Metal roof; Level lot; Greenbo Lake nearby

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Gas range; Refrigerator; Gas water heater; Unfinished basement; 9 total rooms
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#91 in KY, #3,643 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A; Watch: amenities F, commute F.
• Russell Independent (suburban): math 40% / reading 49% proficiency, ranked #22 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,275 (1.5% below list)

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 A-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: 1.15% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $186,004
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Etna St	0.21mi	3/1.5 (-1)	1,912 (+1%)	10mo	$140,000	$73	73
105 South St	0.24mi	3/2.0 (-1)	2,016 (+6%)	9mo	$152,000	$75	66
415 Kenwood Dr	0.53mi	4/2.0	1,800 (-5%)	4mo	$225,000	$125	64
812 S 5th St	0.68mi	3/1.5 (-1)	1,917 (+1%)	1mo	$273,000	$142	59
724 S 4th St	0.61mi	4/1.0	1,656 (-13%)	2mo	$162,000	$98	45
108 Seaton Dr	0.71mi	3/2.0 (-1)	2,002 (+6%)	16mo	$202,000	$101	39
116 N 5th St	0.64mi	3/1.5 (-1)	1,614 (-15%)	21mo	$54,000	$33	21

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-3,350
• Equity at exit: $17,147

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $16,838
• Equity at exit: $9,943

Cash invested: $32,200 (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 41169

• Active inventory: 44
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $240

Break-even live

Break-even rent $1,020

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 30 DOM
2. 2026-06-17
   days on market $115,000 Active 29 DOM
3. 2026-06-16
   days on market $115,000 Active 28 DOM
4. 2026-06-15
   days on market $115,000 Active 27 DOM
5. 2026-06-13
   days on market $115,000 Active 25 DOM
6. 2026-06-12
   days on market $115,000 Active 24 DOM
7. 2026-06-09
   days on market $115,000 Active 21 DOM
8. 2026-06-08
   days on market $115,000 Active 20 DOM
9. 2026-06-07
   days on market $115,000 Active 19 DOM
10. 2026-06-07
    days on market $115,000 Active 18 DOM
11. 2026-06-04
    days on market $115,000 Active 15 DOM
12. 2026-06-02
    days on market $115,000 Active 14 DOM
13. 2026-06-01
    days on market $115,000 Active 13 DOM
14. 2026-05-31
    days on market $115,000 Active 12 DOM
15. 2026-05-31
    days on market $115,000 Active 11 DOM
16. 2026-05-19
    listed $115,000 Active
17. 2022-10-24
    price $130,000
18. 2022-09-19
    price $141,500
19. 2022-07-09
    listed $146,500 Active

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,875
• − Mortgage interest: −$6,442
• − Property taxes: −$1,855
• − Insurance: −$575
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,345
• Taxable income: $1,118
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,606/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 Independent
• NCES district ID: 2105130
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $49,382
• Composite: 38.14/100
• National rank: #4268
• State rank: #22 of 165 in KY

Livability — Russell

• Score: 76/100
• State rank: #91
• US rank: #3643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Russell, KY
• Population (ZIP): 5,527

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Italian 2% Serbian 2% Subsaharan African 1%
• Foreign-born: 0%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.88%
• Current HPI: 171.1405
• 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

-21.5% since first listed

4 events — show timeline

• 2026-05-19 Listed $115,000 AABOR
• 2022-10-24 Price Changed $130,000 AABOR
• 2022-09-19 Price Changed $141,500 AABOR
• 2022-07-09 Listed $146,500 AABOR

Property tax history

+1.4%/yr

Latest (2025): $1,855 · +6.6% YoY. Source: county tax records.