333 Smith Rd · Adairville, KY 42202

$214,900

4 bd · 1.0 ba · 1,555 sqft · Other public records · 105 Days on market

Built 1930 1.19 ac lot $138/sqft · 46% below area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Appreciation +4.6/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Country Living in Southern Logan County! Welcome to peaceful country life in the beautiful Dot Community, located just outside Adairville, KY in scenic southern Logan County. This Charming 4-bedroom, 1-bathroom farmhouse sits on 1.19 acres surrounded by rolling farmland and quite countryside, offering the perfect blend of privacy and rural charm. This classic country-style farmhouse features spacious bedrooms, a welcoming layout, and plenty of room for comfortable family living. Conveniently located just minutes from Springfield, TN. this home offers tranquil country living while still being close to shopping, and everyday conveniences.

Key facts

• 1.19 acre lot
• Built 1930
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (39.9% below list).
• Recommended offer: $129k (39.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#353 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.
• Logan County (rural): math 35% / reading 44% proficiency, ranked #32 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $144k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,197 (39.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 13.9

CMA / ARV

• ARV (median comp): $520,508
• List price: $214,900
• Delta: -58.71%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.46×
• Total profit: $-32,789
• Equity at exit: $54,608

10-year hold

• IRR: -5.8%
• Equity multiple: 0.45×
• Total profit: $-33,285
• Equity at exit: $59,705

Cash invested: $60,172 (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 42202

• Home prices YoY: -0.3%
• Active inventory: 8
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-300

Break-even live

Break-even rent $1,671

Max offer price $161,937

Occupancy floor —

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $214,900 Active 105 DOM
2. 2026-06-17
   days on market $214,900 Active 104 DOM
3. 2026-06-16
   days on market $214,900 Active 103 DOM
4. 2026-06-15
   days on market $214,900 Active 102 DOM
5. 2026-06-14
   days on market $214,900 Active 100 DOM
6. 2026-06-13
   days on market $214,900 Active 99 DOM
7. 2026-06-10
   days on market $214,900 Active 97 DOM
8. 2026-06-09
   days on market $214,900 Active 96 DOM
9. 2026-06-08
   days on market $214,900 Active 95 DOM
10. 2026-06-07
    days on market $214,900 Active 94 DOM
11. 2026-06-03
    days on market $214,900 Active 90 DOM
12. 2026-06-02
    days on market $214,900 Active 89 DOM
13. 2026-06-01
    days on market $214,900 Active 88 DOM
14. 2026-05-31
    days on market $214,900 Active 87 DOM
15. 2026-05-31
    days on market $214,900 Active 86 DOM
16. 2026-04-06
    status Active 644-char remark

    Show marketing remark (644 chars)

    Country Living in Southern Logan County! Welcome to peaceful country life in the beautiful Dot Community, located just outside Adairville, KY in scenic southern Logan County. This Charming 4-bedroom, 1-bathroom farmhouse sits on 1.19 acres surrounded by rolling farmland and quite countryside, offering the perfect blend of privacy and rural charm. This classic country-style farmhouse features spacious bedrooms, a welcoming layout, and plenty of room for comfortable family living. Conveniently located just minutes from Springfield, TN. this home offers tranquil country living while still being close to shopping, and everyday conveniences.

17. 2026-03-19
    historical Active Under Contract 644-char remark

    Show marketing remark (644 chars)

    Country Living in Southern Logan County! Welcome to peaceful country life in the beautiful Dot Community, located just outside Adairville, KY in scenic southern Logan County. This Charming 4-bedroom, 1-bathroom farmhouse sits on 1.19 acres surrounded by rolling farmland and quite countryside, offering the perfect blend of privacy and rural charm. This classic country-style farmhouse features spacious bedrooms, a welcoming layout, and plenty of room for comfortable family living. Conveniently located just minutes from Springfield, TN. this home offers tranquil country living while still being close to shopping, and everyday conveniences.

18. 2026-03-03
    listed $214,900 Active 644-char remark

    Show marketing remark (644 chars)

    Country Living in Southern Logan County! Welcome to peaceful country life in the beautiful Dot Community, located just outside Adairville, KY in scenic southern Logan County. This Charming 4-bedroom, 1-bathroom farmhouse sits on 1.19 acres surrounded by rolling farmland and quite countryside, offering the perfect blend of privacy and rural charm. This classic country-style farmhouse features spacious bedrooms, a welcoming layout, and plenty of room for comfortable family living. Conveniently located just minutes from Springfield, TN. this home offers tranquil country living while still being close to shopping, and everyday conveniences.

19. 2023-02-27
    soldstatus $143,900
20. 2023-02-23
    soldstatus $143,900 Closed 680-char remark

    Show marketing remark (680 chars)

    Homes like this under $145,000 don’t come along everyday! This beautiful property sits on approximately 1.19 acres and is surrounded by beautiful countryside in a quiet family friendly area. This property is conveniently located 7 miles from Adairville, 16 miles from Russellville, and 12 miles from Springfield TN. Inside you will find a newly updated home with nice hardwood floors, 4 bedrooms, 1 bathroom, a spacious laundry room and more. The beautiful kitchen has been updated with new cabinets and appliances, as well as a pantry for you to enjoy. Outside you will find a large concrete patio and storage building for you to enjoy. This property won’t last long.

21. 2023-01-26
    historical Active Under Contract 680-char remark

    Show marketing remark (680 chars)

    Homes like this under $145,000 don’t come along everyday! This beautiful property sits on approximately 1.19 acres and is surrounded by beautiful countryside in a quiet family friendly area. This property is conveniently located 7 miles from Adairville, 16 miles from Russellville, and 12 miles from Springfield TN. Inside you will find a newly updated home with nice hardwood floors, 4 bedrooms, 1 bathroom, a spacious laundry room and more. The beautiful kitchen has been updated with new cabinets and appliances, as well as a pantry for you to enjoy. Outside you will find a large concrete patio and storage building for you to enjoy. This property won’t last long.

22. 2023-01-12
    status Active 680-char remark

    Show marketing remark (680 chars)

    Homes like this under $145,000 don’t come along everyday! This beautiful property sits on approximately 1.19 acres and is surrounded by beautiful countryside in a quiet family friendly area. This property is conveniently located 7 miles from Adairville, 16 miles from Russellville, and 12 miles from Springfield TN. Inside you will find a newly updated home with nice hardwood floors, 4 bedrooms, 1 bathroom, a spacious laundry room and more. The beautiful kitchen has been updated with new cabinets and appliances, as well as a pantry for you to enjoy. Outside you will find a large concrete patio and storage building for you to enjoy. This property won’t last long.

23. 2022-12-16
    historical Active Under Contract 680-char remark

    Show marketing remark (680 chars)

    Homes like this under $145,000 don’t come along everyday! This beautiful property sits on approximately 1.19 acres and is surrounded by beautiful countryside in a quiet family friendly area. This property is conveniently located 7 miles from Adairville, 16 miles from Russellville, and 12 miles from Springfield TN. Inside you will find a newly updated home with nice hardwood floors, 4 bedrooms, 1 bathroom, a spacious laundry room and more. The beautiful kitchen has been updated with new cabinets and appliances, as well as a pantry for you to enjoy. Outside you will find a large concrete patio and storage building for you to enjoy. This property won’t last long.

24. 2022-12-09
    listed $143,900 Active 680-char remark

    Show marketing remark (680 chars)

    Homes like this under $145,000 don’t come along everyday! This beautiful property sits on approximately 1.19 acres and is surrounded by beautiful countryside in a quiet family friendly area. This property is conveniently located 7 miles from Adairville, 16 miles from Russellville, and 12 miles from Springfield TN. Inside you will find a newly updated home with nice hardwood floors, 4 bedrooms, 1 bathroom, a spacious laundry room and more. The beautiful kitchen has been updated with new cabinets and appliances, as well as a pantry for you to enjoy. Outside you will find a large concrete patio and storage building for you to enjoy. This property won’t last long.

25. 2022-08-11
    soldstatus $130,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: +$601/yr (+$50/mo · 48.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,504
• − Mortgage interest: −$12,038
• − Property taxes: −$1,248
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$6,252
• Taxable loss: −$7,588
• Est. tax savings @ 24.0%: +$1,821
• After-tax cash flow: $-1,777/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: Logan County
• NCES district ID: 2103540
• Math proficiency: 35% ▼ -17.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $42,577
• Composite: 33.34/100
• National rank: #5492
• State rank: #32 of 165 in KY

Livability — Adairville

• Score: 62/100
• State rank: #353
• US rank: #16752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,736

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 10% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 3% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.74%
• Current HPI: 251.6318
• 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

+65.3% since first listed

10 events — show timeline

• 2026-04-06 Relisted — RASKMLS
• 2026-03-19 Contingent — RASKMLS
• 2026-03-03 Listed $214,900 RASKMLS
• 2023-02-27 Sold (Public Records) $143,900 Public Records
• 2023-02-23 Sold (MLS) $143,900 RASKMLS
• 2023-01-26 Contingent — RASKMLS
• 2023-01-12 Relisted — RASKMLS
• 2022-12-16 Contingent — RASKMLS
• 2022-12-09 Listed $143,900 RASKMLS
• 2022-08-11 Sold (Public Records) $130,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $1,248 · -0.8% YoY. Source: county tax records.