879 Ky-1729 · Russell Springs, KY 42642

$129,999

3 bd · 1.0 ba · 576 sqft · SingleFamily public records · 48 Days on market

0.50 ac lot $226/sqft · 34% above area Est $142k · 9% under

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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 +22.3/30.0
• ARV discount +11.4/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This completely updated 2 bedroom, 1 bath home offers comfortable living on a spacious half-acre lot, just minutes from town. Thoughtfully renovated and well maintained, this property is ideal for first-time buyers, downsizers, or investors. Inside, you'll find new flooring throughout, fresh paint, updated light fixtures, window shades, and a fully renovated ceramic tile bathroom. The layout is clean, functional, and ready for immediate occupancy. Outside, the upgrades continue with a newly finished concrete driveway, a new concrete covered front porch, and new steps with handrails, creating excellent curb appeal and a welcoming entrance. Priced to sell and move-in ready, this home offers convenience, updates, and value all in one package. Opportunities like this don't last long—schedule your showing today.

Key facts

• Fresh paint
• New flooring
• 0.5 acre lot

Tags

• SPACIOUS HALF-ACRE LOT
• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHT FIXTURES
• NEW STEPS WITH HANDRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (5.1% below list).
• Recommended offer: $123k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 4.3% in Russell Springs — 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 69/100 on livability (#181 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.
• 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: 220 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Russell County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $85k; list at $130k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,429 (5.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.95% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.8

CMA / ARV

• ARV (median comp): $142,307
• List price: $129,999
• Delta: -8.65%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,424
• Equity at exit: $19,383

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,917
• Equity at exit: $11,240

Cash invested: $36,400 (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 42642

• Home prices YoY: -25.3%
• Active inventory: 220
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$24 /mo · $288/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $215

Break-even live

Break-even rent $962

Max offer price $129,999

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $129,999 Active 48 DOM
2. 2026-06-17
   days on market $129,999 Active 47 DOM
3. 2026-06-16
   days on market $129,999 Active 46 DOM
4. 2026-06-15
   days on market $129,999 Active 45 DOM
5. 2026-06-13
   days on market $129,999 Active 43 DOM
6. 2026-06-12
   days on market $129,999 Active 42 DOM
7. 2026-06-09
   days on market $129,999 Active 39 DOM
8. 2026-06-08
   days on market $129,999 Active 38 DOM
9. 2026-06-07
   days on market $129,999 Active 37 DOM
10. 2026-06-07
    days on market $129,999 Active 36 DOM
11. 2026-06-04
    days on market $129,999 Active 33 DOM
12. 2026-05-31
    days on market $129,999 Active 112 DOM
13. 2026-05-31
    days on market $129,999 Active 111 DOM
14. 2026-03-13
    status Active 827-char remark

    Show marketing remark (827 chars)

    This completely updated 2 bedroom, 1 bath home offers comfortable living on a spacious half-acre lot, just minutes from town. Thoughtfully renovated and well maintained, this property is ideal for first-time buyers, downsizers, or investors. Inside, you'll find new flooring throughout, fresh paint, updated light fixtures, window shades, and a fully renovated ceramic tile bathroom. The layout is clean, functional, and ready for immediate occupancy. Outside, the upgrades continue with a newly finished concrete driveway, a new concrete covered front porch, and new steps with handrails, creating excellent curb appeal and a welcoming entrance. Priced to sell and move-in ready, this home offers convenience, updates, and value all in one package. Opportunities like this don't last long—schedule your showing today.

15. 2026-03-10
    status Pending 827-char remark

    Show marketing remark (827 chars)

    This completely updated 2 bedroom, 1 bath home offers comfortable living on a spacious half-acre lot, just minutes from town. Thoughtfully renovated and well maintained, this property is ideal for first-time buyers, downsizers, or investors. Inside, you'll find new flooring throughout, fresh paint, updated light fixtures, window shades, and a fully renovated ceramic tile bathroom. The layout is clean, functional, and ready for immediate occupancy. Outside, the upgrades continue with a newly finished concrete driveway, a new concrete covered front porch, and new steps with handrails, creating excellent curb appeal and a welcoming entrance. Priced to sell and move-in ready, this home offers convenience, updates, and value all in one package. Opportunities like this don't last long—schedule your showing today.

16. 2026-02-05
    listed $129,999 Active 827-char remark

    Show marketing remark (827 chars)

    This completely updated 2 bedroom, 1 bath home offers comfortable living on a spacious half-acre lot, just minutes from town. Thoughtfully renovated and well maintained, this property is ideal for first-time buyers, downsizers, or investors. Inside, you'll find new flooring throughout, fresh paint, updated light fixtures, window shades, and a fully renovated ceramic tile bathroom. The layout is clean, functional, and ready for immediate occupancy. Outside, the upgrades continue with a newly finished concrete driveway, a new concrete covered front porch, and new steps with handrails, creating excellent curb appeal and a welcoming entrance. Priced to sell and move-in ready, this home offers convenience, updates, and value all in one package. Opportunities like this don't last long—schedule your showing today.

17. 2025-12-26
    soldstatus $85,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Welcome home to this newly renovated 2 bedroom one bath home situated nicely on a half acre lot. Only minutes from town, this property is convienant. Recently updated, inside you will find new flooring, new light fixtures, new paint, new ceramic tiled bathroom and window shades. A very nicely finished concrete driveway, new concrete covered front porch and new steps with handrails set this tone for outdoor charm. Priced to sell, sure to go quick. Don't miss your chance to own this gem.

18. 2025-12-02
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Welcome home to this newly renovated 2 bedroom one bath home situated nicely on a half acre lot. Only minutes from town, this property is convienant. Recently updated, inside you will find new flooring, new light fixtures, new paint, new ceramic tiled bathroom and window shades. A very nicely finished concrete driveway, new concrete covered front porch and new steps with handrails set this tone for outdoor charm. Priced to sell, sure to go quick. Don't miss your chance to own this gem.

19. 2025-11-21
    price $99,500 490-char remark

    Show marketing remark (490 chars)

    Welcome home to this newly renovated 2 bedroom one bath home situated nicely on a half acre lot. Only minutes from town, this property is convienant. Recently updated, inside you will find new flooring, new light fixtures, new paint, new ceramic tiled bathroom and window shades. A very nicely finished concrete driveway, new concrete covered front porch and new steps with handrails set this tone for outdoor charm. Priced to sell, sure to go quick. Don't miss your chance to own this gem.

20. 2025-11-07
    price $105,000 490-char remark

    Show marketing remark (490 chars)

    Welcome home to this newly renovated 2 bedroom one bath home situated nicely on a half acre lot. Only minutes from town, this property is convienant. Recently updated, inside you will find new flooring, new light fixtures, new paint, new ceramic tiled bathroom and window shades. A very nicely finished concrete driveway, new concrete covered front porch and new steps with handrails set this tone for outdoor charm. Priced to sell, sure to go quick. Don't miss your chance to own this gem.

21. 2025-10-27
    listed $115,500 Active 490-char remark

    Show marketing remark (490 chars)

    Welcome home to this newly renovated 2 bedroom one bath home situated nicely on a half acre lot. Only minutes from town, this property is convienant. Recently updated, inside you will find new flooring, new light fixtures, new paint, new ceramic tiled bathroom and window shades. A very nicely finished concrete driveway, new concrete covered front porch and new steps with handrails set this tone for outdoor charm. Priced to sell, sure to go quick. Don't miss your chance to own this gem.

22. 2025-09-04
    soldstatus $37,000 Closed
23. 2025-08-15
    status Pending
24. 2025-08-13
    listed $45,000 Active
25. 2022-05-01
    historical
26. 2019-04-19
    listed $29,000

ⓘ 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: $288 · $24/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$830/yr (+$69/mo · 288.8%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,811
• − Mortgage interest: −$7,282
• − Property taxes: −$288
• − Insurance: −$650
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,782
• Taxable income: $440
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,477/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 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 — Russell Springs

• Score: 69/100
• State rank: #181
• US rank: #9030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,951

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 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: ▼ -80.33%
• Current HPI: 237.5038
• 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

+348.3% since first listed

13 events — show timeline

• 2026-03-13 Relisted — ImagineMLS
• 2026-03-10 Pending — ImagineMLS
• 2026-02-05 Listed $129,999 ImagineMLS
• 2025-12-26 Sold (MLS) $85,000 ImagineMLS
• 2025-12-02 Pending — ImagineMLS
• 2025-11-21 Price Changed $99,500 ImagineMLS
• 2025-11-07 Price Changed $105,000 ImagineMLS
• 2025-10-27 Listed $115,500 ImagineMLS
• 2025-09-04 Sold (MLS) $37,000 ImagineMLS
• 2025-08-15 Pending — ImagineMLS
• 2025-08-13 Listed $45,000 ImagineMLS
• 2022-05-01 Listing Removed — ImagineMLS
• 2019-04-19 Listed $29,000 ImagineMLS

Property tax history

+0.0%/yr

Latest (2025): $288 · -2.1% YoY. Source: county tax records.