1282 Cherokee Trl · Murray, KY 42071

$119,900

2 bd · 2.0 ba · 2,173 sqft · SingleFamily public records · 22 Days on market

1.71 ac lot ↓ 41% since listing

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +4.3/5.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

Key facts

• Detached building
• Excellent storage
• Spacious layout

Tags

• SPACIOUS LAYOUT
• DETACHED BUILDING
• EXCELLENT STORAGE

Property features AI

Exterior

• Parking: Detached 2-car garage; 1-car carport; Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Single-story; Residential property
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Screened patio/porch; Outbuilding; Workshop; Level, wooded lot

Interior

• Kitchen: Dishwasher; Cooktop; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Propane heating; Window cooling units; Ceiling fans
• Interior features: Gas log fireplace in family room and living room; Screened porch; Storm door(s); TV antenna and satellite dish
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.6% in Murray — 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 61/100 on livability (#380 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Calloway County (town): math 44% / reading 48% proficiency, ranked #19 of 165 in KY (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.2%/yr); 256 active listings in the ZIP; 81 units permitted in Calloway County in 2024 (66 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calloway County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.2% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $118,101 (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 B-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: 1.07% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.18% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,900
• Equity at exit: $17,877

10-year hold

• IRR: 14.6%
• Equity multiple: 2.40×
• Total profit: $47,017
• Equity at exit: $10,367

Cash invested: $33,572 (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 42071

• Home prices YoY: -8.5%
• Rents YoY: 7.2%
• Active inventory: 256
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $247

Break-even live

Break-even rent $973

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $315	-5% $281	+0% $247	+5% $213	+10% $179
Rent	-10% $145	-5% $196	+0% $247	+5% $297	+10% $348
Rate	-1.0pp $307	-0.5pp $277	base $247	+0.5pp $216	+1.0pp $184

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $119,900 Active 22 DOM
2. 2026-06-18
   days on market $119,900 Active 21 DOM
3. 2026-06-17
   days on market $119,900 Active 20 DOM
4. 2026-06-16
   days on market $119,900 Active 19 DOM
5. 2026-06-16
   price $119,900 Active 18 DOM
6. 2026-06-15
   days on market $134,900 Active 18 DOM
7. 2026-06-14
   days on market $134,900 Active 16 DOM
8. 2026-06-12
   days on market $134,900 Active 15 DOM
9. 2026-06-09
   days on market $134,900 Active 12 DOM
10. 2026-06-08
    days on market $134,900 Active 11 DOM
11. 2026-06-07
    days on market $134,900 Active 10 DOM
12. 2026-06-02
    days on market $134,900 Active 5 DOM
13. 2026-06-01
    days on market $134,900 Active 4 DOM
14. 2026-05-31
    days on market $134,900 Active 3 DOM
15. 2026-05-30
    days on market $134,900 Active 2 DOM
16. 2026-05-28
    listed $134,900 Active
17. 2025-04-08
    soldstatus $96,500
18. 2025-04-04
    soldstatus $96,500 Closed 647-char remark

    Show marketing remark (647 chars)

    Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

19. 2024-10-31
    price $119,900 647-char remark

    Show marketing remark (647 chars)

    Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

20. 2024-10-12
    price $130,000 647-char remark

    Show marketing remark (647 chars)

    Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

21. 2024-09-18
    price $145,900 647-char remark

    Show marketing remark (647 chars)

    Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

22. 2024-07-14
    price $197,000 647-char remark

    Show marketing remark (647 chars)

    Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

23. 2024-06-26
    listed $229,900 Active 647-char remark

    Show marketing remark (647 chars)

    Spacious 2 bedroom & 2 bathroom with over 2000 sq ft of living space with metal roof in the Lynn Grove area with 27'x38' detached garage capable of holding 4 vehicles, a 15'x20' outbuilding for all projects, a portable shed & carport. Boasting 1.5 acres with mature trees, & flowering bushes and plenty of room to plant a garden. Relax and drink coffee on the covered front porch while viewing the countryside of farm land. If an extra bedroom is desired? A handy man could easily convert the room adjacent to the back bathroom. Conveniently located 8 miles from shopping, schools, hospital and MSU. Buyer verify sq ft and acreage

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $15,424
• − Mortgage interest: −$6,716
• − Property taxes: −$1,080
• − Insurance: −$600
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,488
• Taxable income: $1,073
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $2,703/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: Calloway County
• NCES district ID: 2100870
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $38,849
• Composite: 38.39/100
• National rank: #4208
• State rank: #19 of 165 in KY

Livability — Murray

• Score: 61/100
• State rank: #380
• US rank: #18091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calloway County · 30,981 people
• City population: 30,981
• Metro: Murray, KY
• Population (ZIP): 30,981
• Household income: $50,198
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1046.0

Population outlook (Calloway County) Hauer SSP2

• Today (2025): 41,071 people
• By 2030: 42,608 · +3.7%
• By 2040: 45,435 · +10.6%
• By 2050: 48,501 · +18.1%
• By 2075: 56,481 · +37.5%
• By 2100: 63,271 · +54.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 4% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Calloway

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+31.8 2016: R+35.0 2012: R+27.4 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.43%
• Current HPI: 274.5366
• Rent YoY: ▲ 7.18%
• Metro: Murray, KY
• 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

-41.3% since first listed

8 events — show timeline

• 2026-05-28 Listed $134,900 WKRMLS
• 2025-04-08 Sold (Public Records) $96,500 Public Records
• 2025-04-04 Sold (MLS) $96,500 WKRMLS
• 2024-10-31 Price Changed $119,900 WKRMLS
• 2024-10-12 Price Changed $130,000 WKRMLS
• 2024-09-18 Price Changed $145,900 WKRMLS
• 2024-07-14 Price Changed $197,000 WKRMLS
• 2024-06-26 Listed $229,900 WKRMLS

Property tax history

+4.7%/yr

Latest (2025): $1,080 · +62.9% YoY. Source: county tax records.