3331 Highway 1058 · Jamestown, KY 42629

$98,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

1.50 ac lot $102/sqft · 49% below area Est $191k · 49% under ↓ 25% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• 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

Older affordable home nestled on 1.5 acres m/l located in the "lower end" of Russell County, KY. This cozy residence features a living room with a lovely vintage light fixture, an eat-in kitchen, 2-3 bedrooms (currently one bedroom is a bonus room equipped with a 220V outlet for window unit), and a full bathroom. The covered side porch is perfect for relaxing and admiring the Chestnut trees, while the wooded surroundings provide adequate cover for the abundant wildlife. Approximately one half of the property is wooded, and the other half is cleared - ideal for a garden or outdoor leisure activities. Upgrades to this property includes, a newer water heater & newer septic system, ensuring peace of mind, while the newer metal roof adds durability and longevity. A rare gem is the traditional root cellar...perfect for storing your harvest from bountiful gardening ventures. There also is an additional outbuilding behind the house. This property is being sold as is. It is situated in a tranquil location yet is within easy reach of local amenities, including the Cumberland River and the beautiful Lake Cumberland.

Key facts

• Wooded surroundings
• Chestnut trees
• Newer septic system

Tags

• 1.5 ACRES
• COVERED SIDE PORCH
• CHESTNUT TREES
• WOODED SURROUNDINGS
• NEWER WATER HEATER
• NEWER SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $85k (13.0% below list).
• Recommended offer: $85k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.0% in Jamestown — 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 (#166 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, 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: 123 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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 83 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,252 (13.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 13% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (median comp): $190,774
• List price: $98,000
• Delta: -48.63%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3331 Highway 1058	0.00mi	3/1.0	960 (0%)	0mo	$89,000	$93	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-9,916
• Equity at exit: $14,612

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,087
• Equity at exit: $8,473

Cash invested: $27,440 (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 42629

• Home prices YoY: -14.2%
• Active inventory: 123
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $94

Break-even live

Break-even rent $733

Max offer price $98,000

Occupancy floor 84%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Pending 1147-char remark

   Show marketing remark (1147 chars)

   Older affordable home nestled on 1.5 acres m/l located in the "lower end" of Russell County, KY. This cozy residence features a living room with a lovely vintage light fixture, an eat-in kitchen, 2-3 bedrooms (currently one bedroom is a bonus room equipped with a 220V outlet for window unit), and a full bathroom. The covered side porch is perfect for relaxing and admiring the Chestnut trees, while the wooded surroundings provide adequate cover for the abundant wildlife. Approximately one half of the property is wooded, and the other half is cleared - ideal for a garden or outdoor leisure activities. Upgrades to this property includes, a newer water heater & newer septic system, ensuring peace of mind, while the newer metal roof adds durability and longevity. A rare gem is the traditional root cellar...perfect for storing your harvest from bountiful gardening ventures. There also is an additional outbuilding behind the house. This property is being sold as is. It is situated in a tranquil location yet is within easy reach of local amenities, including the Cumberland River and the beautiful Lake Cumberland.

2. 2026-05-04
   status Active 1147-char remark

   Show marketing remark (1147 chars)

   Older affordable home nestled on 1.5 acres m/l located in the "lower end" of Russell County, KY. This cozy residence features a living room with a lovely vintage light fixture, an eat-in kitchen, 2-3 bedrooms (currently one bedroom is a bonus room equipped with a 220V outlet for window unit), and a full bathroom. The covered side porch is perfect for relaxing and admiring the Chestnut trees, while the wooded surroundings provide adequate cover for the abundant wildlife. Approximately one half of the property is wooded, and the other half is cleared - ideal for a garden or outdoor leisure activities. Upgrades to this property includes, a newer water heater & newer septic system, ensuring peace of mind, while the newer metal roof adds durability and longevity. A rare gem is the traditional root cellar...perfect for storing your harvest from bountiful gardening ventures. There also is an additional outbuilding behind the house. This property is being sold as is. It is situated in a tranquil location yet is within easy reach of local amenities, including the Cumberland River and the beautiful Lake Cumberland.

3. 2026-05-04
   historical Contingent 1147-char remark

   Show marketing remark (1147 chars)

   Older affordable home nestled on 1.5 acres m/l located in the "lower end" of Russell County, KY. This cozy residence features a living room with a lovely vintage light fixture, an eat-in kitchen, 2-3 bedrooms (currently one bedroom is a bonus room equipped with a 220V outlet for window unit), and a full bathroom. The covered side porch is perfect for relaxing and admiring the Chestnut trees, while the wooded surroundings provide adequate cover for the abundant wildlife. Approximately one half of the property is wooded, and the other half is cleared - ideal for a garden or outdoor leisure activities. Upgrades to this property includes, a newer water heater & newer septic system, ensuring peace of mind, while the newer metal roof adds durability and longevity. A rare gem is the traditional root cellar...perfect for storing your harvest from bountiful gardening ventures. There also is an additional outbuilding behind the house. This property is being sold as is. It is situated in a tranquil location yet is within easy reach of local amenities, including the Cumberland River and the beautiful Lake Cumberland.

4. 2026-04-22
   price $98,000 1147-char remark

   Show marketing remark (1147 chars)

   Older affordable home nestled on 1.5 acres m/l located in the "lower end" of Russell County, KY. This cozy residence features a living room with a lovely vintage light fixture, an eat-in kitchen, 2-3 bedrooms (currently one bedroom is a bonus room equipped with a 220V outlet for window unit), and a full bathroom. The covered side porch is perfect for relaxing and admiring the Chestnut trees, while the wooded surroundings provide adequate cover for the abundant wildlife. Approximately one half of the property is wooded, and the other half is cleared - ideal for a garden or outdoor leisure activities. Upgrades to this property includes, a newer water heater & newer septic system, ensuring peace of mind, while the newer metal roof adds durability and longevity. A rare gem is the traditional root cellar...perfect for storing your harvest from bountiful gardening ventures. There also is an additional outbuilding behind the house. This property is being sold as is. It is situated in a tranquil location yet is within easy reach of local amenities, including the Cumberland River and the beautiful Lake Cumberland.

5. 2026-02-13
   listed $119,900 Active 1147-char remark

   Show marketing remark (1147 chars)

   Older affordable home nestled on 1.5 acres m/l located in the "lower end" of Russell County, KY. This cozy residence features a living room with a lovely vintage light fixture, an eat-in kitchen, 2-3 bedrooms (currently one bedroom is a bonus room equipped with a 220V outlet for window unit), and a full bathroom. The covered side porch is perfect for relaxing and admiring the Chestnut trees, while the wooded surroundings provide adequate cover for the abundant wildlife. Approximately one half of the property is wooded, and the other half is cleared - ideal for a garden or outdoor leisure activities. Upgrades to this property includes, a newer water heater & newer septic system, ensuring peace of mind, while the newer metal roof adds durability and longevity. A rare gem is the traditional root cellar...perfect for storing your harvest from bountiful gardening ventures. There also is an additional outbuilding behind the house. This property is being sold as is. It is situated in a tranquil location yet is within easy reach of local amenities, including the Cumberland River and the beautiful Lake Cumberland.

6. 2025-09-26
   historical
7. 2025-08-13
   price $99,000
8. 2025-06-16
   price $115,000
9. 2025-05-06
   price $119,900
10. 2025-03-27
    listed $129,900 Active

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: +$551/yr (+$46/mo · 188.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,230
• − Mortgage interest: −$5,490
• − Property taxes: −$292
• − Insurance: −$490
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$2,851
• Taxable loss: −$529
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,260/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 — Jamestown

• Score: 69/100
• State rank: #166
• US rank: #8448

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): 5,453

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 1%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 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: ▼ -35.01%
• Current HPI: 210.777
• 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

-24.6% since first listed

10 events — show timeline

• 2026-05-07 Pending — ImagineMLS
• 2026-05-04 Relisted — ImagineMLS
• 2026-05-04 Contingent — ImagineMLS
• 2026-04-22 Price Changed $98,000 ImagineMLS
• 2026-02-13 Listed $119,900 ImagineMLS
• 2025-09-26 Listing Removed — ImagineMLS
• 2025-08-13 Price Changed $99,000 ImagineMLS
• 2025-06-16 Price Changed $115,000 ImagineMLS
• 2025-05-06 Price Changed $119,900 ImagineMLS
• 2025-03-27 Listed $129,900 ImagineMLS

Property tax history

+0.1%/yr

Latest (2025): $292 · -2.1% YoY. Source: county tax records.