1309 N Adams St · Sturgis, KY 42459

$89,900

3 bd · 1.0 ba · 1,818 sqft · SingleFamily public records · 283 Days on market

Built 1965 0.26 ac lot $49/sqft · 45% above area Est $70k · 28% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Appreciation +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Wait until you see this super cute, immaculate, completely remodeled 3-bedroom, 1-bathroom home in the heart of Sturgis! From the moment you arrive, you’re greeted by a large covered front porch and tall ceilings. Inside, you’ll love the brand-new luxury vinyl plank flooring and the sleek black-and-white modern theme carried throughout. Fresh paint makes everything feel bright and welcoming! This home features all new furnace, plumbing, lower kitchen cabinets, countertops, and kitchen appliances that remain. You’ll also find mostly all new replacement windows and a separate, fully remodeled utility/mud room. Step out back to enjoy the covered porch, perfect for relaxing or entertaining. A 1 1/2-car detached metal garage with alley access adds convenience, while the large backyard offers a partially fenced-in area, courtyard, and pergola—ideal for gatherings. Plus, the roof was replaced in 2018 by A & R Construction for extra peace of mind. Don’t wait—schedule your showing today before it’s gone!

Key facts

• Covered front porch
• Kitchen appliances
• New plumbing

Tags

• COVERED FRONT PORCH
• LUXURY VINYL PLANK FLOORING
• NEW PLUMBING
• LOWER KITCHEN CABINETS
• KITCHEN APPLIANCES
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($999 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#199 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Union County (rural): math 20% / reading 33% proficiency, ranked #134 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $90k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.11% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $69,970
• List price: $89,900
• Delta: 28.48%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-2.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-910
• Equity at exit: $13,616

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $16,675
• Equity at exit: $8,137

Cash invested: $25,172 (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 42459

• Home prices YoY: -1.6%
• Active inventory: 19
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $212

Break-even live

Break-even rent $731

Max offer price $89,900

Occupancy floor 74%

Sensitivity live

Price	-10% $262	-5% $237	+0% $212	+5% $186	+10% $161
Rent	-10% $133	-5% $172	+0% $212	+5% $251	+10% $290
Rate	-1.0pp $257	-0.5pp $234	base $212	+0.5pp $188	+1.0pp $165

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $89,900 Active 283 DOM
2. 2026-06-18
   days on market $89,900 Active 281 DOM
3. 2026-06-17
   days on market $89,900 Active 280 DOM
4. 2026-06-16
   days on market $89,900 Active 279 DOM
5. 2026-06-15
   days on market $89,900 Active 278 DOM
6. 2026-06-13
   days on market $89,900 Active 276 DOM
7. 2026-06-12
   days on market $89,900 Active 275 DOM
8. 2026-06-09
   days on market $89,900 Active 272 DOM
9. 2026-06-08
   days on market $89,900 Active 271 DOM
10. 2026-06-07
    days on market $89,900 Active 270 DOM
11. 2026-06-07
    days on market $89,900 Active 269 DOM
12. 2026-06-04
    days on market $89,900 Active 266 DOM
13. 2026-06-02
    days on market $89,900 Active 265 DOM
14. 2026-06-01
    days on market $89,900 Active 264 DOM
15. 2026-05-31
    days on market $89,900 Active 263 DOM
16. 2026-05-31
    days on market $89,900 Active 262 DOM
17. 2025-11-11
    status Active 1059-char remark

    Show marketing remark (1059 chars)

    Wait until you see this super cute, immaculate, completely remodeled 3-bedroom, 1-bathroom home in the heart of Sturgis! From the moment you arrive, you’re greeted by a large covered front porch and tall ceilings. Inside, you’ll love the brand-new luxury vinyl plank flooring and the sleek black-and-white modern theme carried throughout. Fresh paint makes everything feel bright and welcoming! This home features all new furnace, plumbing, lower kitchen cabinets, countertops, and kitchen appliances that remain. You’ll also find mostly all new replacement windows and a separate, fully remodeled utility/mud room. Step out back to enjoy the covered porch, perfect for relaxing or entertaining. A 1 1/2-car detached metal garage with alley access adds convenience, while the large backyard offers a partially fenced-in area, courtyard, and pergola—ideal for gatherings. Plus, the roof was replaced in 2018 by A & R Construction for extra peace of mind. Don’t wait—schedule your showing today before it’s gone!

18. 2025-10-29
    status Pending 1059-char remark

    Show marketing remark (1059 chars)

    Wait until you see this super cute, immaculate, completely remodeled 3-bedroom, 1-bathroom home in the heart of Sturgis! From the moment you arrive, you’re greeted by a large covered front porch and tall ceilings. Inside, you’ll love the brand-new luxury vinyl plank flooring and the sleek black-and-white modern theme carried throughout. Fresh paint makes everything feel bright and welcoming! This home features all new furnace, plumbing, lower kitchen cabinets, countertops, and kitchen appliances that remain. You’ll also find mostly all new replacement windows and a separate, fully remodeled utility/mud room. Step out back to enjoy the covered porch, perfect for relaxing or entertaining. A 1 1/2-car detached metal garage with alley access adds convenience, while the large backyard offers a partially fenced-in area, courtyard, and pergola—ideal for gatherings. Plus, the roof was replaced in 2018 by A & R Construction for extra peace of mind. Don’t wait—schedule your showing today before it’s gone!

19. 2025-10-23
    price $89,900 1059-char remark

    Show marketing remark (1059 chars)

    Wait until you see this super cute, immaculate, completely remodeled 3-bedroom, 1-bathroom home in the heart of Sturgis! From the moment you arrive, you’re greeted by a large covered front porch and tall ceilings. Inside, you’ll love the brand-new luxury vinyl plank flooring and the sleek black-and-white modern theme carried throughout. Fresh paint makes everything feel bright and welcoming! This home features all new furnace, plumbing, lower kitchen cabinets, countertops, and kitchen appliances that remain. You’ll also find mostly all new replacement windows and a separate, fully remodeled utility/mud room. Step out back to enjoy the covered porch, perfect for relaxing or entertaining. A 1 1/2-car detached metal garage with alley access adds convenience, while the large backyard offers a partially fenced-in area, courtyard, and pergola—ideal for gatherings. Plus, the roof was replaced in 2018 by A & R Construction for extra peace of mind. Don’t wait—schedule your showing today before it’s gone!

20. 2025-10-09
    price $92,500 1059-char remark

    Show marketing remark (1059 chars)

    Wait until you see this super cute, immaculate, completely remodeled 3-bedroom, 1-bathroom home in the heart of Sturgis! From the moment you arrive, you’re greeted by a large covered front porch and tall ceilings. Inside, you’ll love the brand-new luxury vinyl plank flooring and the sleek black-and-white modern theme carried throughout. Fresh paint makes everything feel bright and welcoming! This home features all new furnace, plumbing, lower kitchen cabinets, countertops, and kitchen appliances that remain. You’ll also find mostly all new replacement windows and a separate, fully remodeled utility/mud room. Step out back to enjoy the covered porch, perfect for relaxing or entertaining. A 1 1/2-car detached metal garage with alley access adds convenience, while the large backyard offers a partially fenced-in area, courtyard, and pergola—ideal for gatherings. Plus, the roof was replaced in 2018 by A & R Construction for extra peace of mind. Don’t wait—schedule your showing today before it’s gone!

21. 2025-08-28
    listed $97,500 Active 1059-char remark

    Show marketing remark (1059 chars)

    Wait until you see this super cute, immaculate, completely remodeled 3-bedroom, 1-bathroom home in the heart of Sturgis! From the moment you arrive, you’re greeted by a large covered front porch and tall ceilings. Inside, you’ll love the brand-new luxury vinyl plank flooring and the sleek black-and-white modern theme carried throughout. Fresh paint makes everything feel bright and welcoming! This home features all new furnace, plumbing, lower kitchen cabinets, countertops, and kitchen appliances that remain. You’ll also find mostly all new replacement windows and a separate, fully remodeled utility/mud room. Step out back to enjoy the covered porch, perfect for relaxing or entertaining. A 1 1/2-car detached metal garage with alley access adds convenience, while the large backyard offers a partially fenced-in area, courtyard, and pergola—ideal for gatherings. Plus, the roof was replaced in 2018 by A & R Construction for extra peace of mind. Don’t wait—schedule your showing today before it’s gone!

22. 2014-11-06
    soldstatus $53,000

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $823 · $69/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 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: $11,985
• − Mortgage interest: −$5,036
• − Property taxes: −$823
• − Insurance: −$450
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$2,615
• Taxable income: $1,144
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,264/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: Union County
• NCES district ID: 2105640
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 33% ▼ -20.00%
• Median HH income: $39,776
• Composite: 22.27/100
• National rank: #8139
• State rank: #134 of 165 in KY

Livability — Sturgis

• Score: 68/100
• State rank: #199
• US rank: #9856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sturgis, KY
• Population (ZIP): 3,965

Population outlook (Union County) Hauer SSP2

• Today (2025): 15,038 people
• By 2030: 14,681 · -2.4%
• By 2040: 13,607 · -9.5%
• By 2050: 12,406 · -17.5%
• By 2075: 9,720 · -35.4%
• By 2100: 7,841 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Italian 9% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Union

• 2024 margin: Solid R (+58.3) · D 20.2% · R 78.5% · Other 1.2%
• 2008→2024 swing: -53.1pp toward R · 2008: -5.2pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+52.2 2016: R+54.3 2012: R+33.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.95%
• Current HPI: 180.9754
• 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

+69.6% since first listed

6 events — show timeline

• 2025-11-11 Relisted — HABOR
• 2025-10-29 Pending — HABOR
• 2025-10-23 Price Changed $89,900 HABOR
• 2025-10-09 Price Changed $92,500 HABOR
• 2025-08-28 Listed $97,500 HABOR
• 2014-11-06 Sold (Public Records) $53,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $823 · -0.3% YoY. Source: county tax records.