15 Harlan Rd · Nancy, KY 42544

$79,900

1 bd · 1.0 ba · 420 sqft · Other · 115 Days on market

Built 2024 Good condition 2.67 ac lot $190/sqft · at area comps Est $78k · at est. ↓ 20% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +6.4/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

Key facts

• 2.67 acres
• Comfortable bedroom
• Near lake cumberland

Tags

• 2.67 ACRES
• NEAR LAKE CUMBERLAND
• OPEN-CONCEPT LIVING AREA
• EFFICIENT KITCHEN SPACE
• FULL BATHROOM
• COMFORTABLE BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 172 active listings in the ZIP.

Forward outlook

• In year one you build about $509 of equity ($552 loan paydown + $-43 appreciation (-0.1% local appreciation)).
• Russell County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $77,934
• List price: $79,900
• Delta: 2.52%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.65×
• Total profit: $14,437
• Equity at exit: $22,984

10-year hold

• IRR: 18.2%
• Equity multiple: 3.00×
• Total profit: $44,663
• Equity at exit: $27,455

Cash invested: $22,372 (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 42544

• Home prices YoY: -0.0%
• Active inventory: 172
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $267

Break-even live

Break-even rent $651

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $312	-5% $289	+0% $267	+5% $244	+10% $221
Rent	-10% $189	-5% $228	+0% $267	+5% $306	+10% $345
Rate	-1.0pp $307	-0.5pp $287	base $267	+0.5pp $246	+1.0pp $225

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $79,900 Contingent 115 DOM
2. 2026-06-21
   statusdays on market $79,900 Contingent 114 DOM
3. 2026-06-18
   days on market $79,900 Active 112 DOM
4. 2026-06-17
   days on market $79,900 Active 111 DOM
5. 2026-06-16
   days on market $79,900 Active 110 DOM
6. 2026-06-15
   pricedays on market $79,900 Active 109 DOM
7. 2026-06-13
   days on market $84,900 Active 107 DOM
8. 2026-06-12
   days on market $84,900 Active 106 DOM
9. 2026-06-09
   days on market $84,900 Active 103 DOM
10. 2026-06-08
    days on market $84,900 Active 102 DOM
11. 2026-06-07
    days on market $84,900 Active 101 DOM
12. 2026-06-07
    days on market $84,900 Active 100 DOM
13. 2026-06-04
    days on market $84,900 Active 97 DOM
14. 2026-06-02
    pricedays on market $84,900 Active 96 DOM
15. 2026-06-01
    days on market $88,000 Active 95 DOM
16. 2026-05-31
    days on market $88,000 Active 94 DOM
17. 2026-05-31
    days on market $88,000 Active 93 DOM
18. 2026-05-12
    price $88,000 1350-char remark

    Show marketing remark (1350 chars)

    For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

19. 2026-05-05
    price $90,000 1350-char remark

    Show marketing remark (1350 chars)

    For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

20. 2026-05-05
    status Active 1350-char remark

    Show marketing remark (1350 chars)

    For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

21. 2026-04-05
    historical Contingent 1350-char remark

    Show marketing remark (1350 chars)

    For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

22. 2026-03-06
    price $95,000 1350-char remark

    Show marketing remark (1350 chars)

    For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

23. 2026-02-26
    listed $110,000 Active 1350-char remark

    Show marketing remark (1350 chars)

    For Sale - Charming 1 Bedroom 1 bath Tiny Home on 2.67 acres Near Lake Cumberland - 15 Harlan Road, Nancy KY Discover simple living just minutes from Lake Cumberland in this cozy 430 sq ft tiny home for sale in Nancy, KY. Perfect for a weekend getaway, vacation rental, or year-round residence, this 1 bedroom, 1 bath home offers the charm of minimalistic living with the convenience of a great location. Situated at 15 Harlan Road in Nancy, KY, this property places you close to Lake Cumberland State Resort Park, only 10 minutes from Wolf Creek Marina, and popular fishing, boating, and outdoor recreation spots. Whether you're looking for a peaceful retreat or an investment property near Lake Cumberland, this tiny home delivers comfort and opportunity. With over 2 ½ acres there's plenty of room for a few head of livestock or to build another home or two. The home features an open-concept living area, efficient kitchen space, a full bathroom, and a comfortable bedroom designed to maximize every square foot. With 420 sq ft of thoughtfully planned living space, you'll enjoy low maintenance and energy efficiency without sacrificing convenience. There is also an RV spot for friends to come stay. Recent pending status fell through due to buyers not being able to sell their home in time. Not due to anything to do with this property.

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,861
• − Mortgage interest: −$4,476
• − Property taxes: −$742
• − Insurance: −$400
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,324
• Taxable income: $2,022
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,715/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming 1-bedroom, 1-bath tiny home on 2.67 acres is in good condition and ready for a new owner. It offers a peaceful retreat with easy access to Lake Cumberland and other outdoor activities. With some minor updates, it can be a great investment property or vacation rental.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract potential buyers.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, making the home more attractive to buyers and renters.
• Both Adding a small shed or storage unit — Additional storage can be useful for both buyers and renters, especially in a tiny home setting.
• Both Upgrading the kitchen appliances — Modern appliances can make the home more appealing to potential buyers and renters, especially in a tiny home setting.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract potential buyers. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, making the home more attractive to buyers and renters. ↑
• Both Adding a small shed or storage unit — Additional storage can be useful for both buyers and renters, especially in a tiny home setting. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the home more appealing to potential buyers and renters, especially in a tiny home setting. ↑

ⓘ 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 — Nancy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,731

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 (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Serbian 4% Romanian 2% Italian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Other Indo-European 1% Chinese 1% Vietnamese 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: ▼ -0.05%
• Current HPI: 273.9998
• 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

-20.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $88,000 ImagineMLS
• 2026-05-05 Price Changed $90,000 ImagineMLS
• 2026-05-05 Relisted — ImagineMLS
• 2026-04-05 Contingent — ImagineMLS
• 2026-03-06 Price Changed $95,000 ImagineMLS
• 2026-02-26 Listed $110,000 ImagineMLS

Property tax history

-1.9%/yr

Latest (2025): $742 · -1.9% YoY. Source: county tax records.