59 State Hwy 1611 · Jamestown, KY 42642

$164,900

3 bd · 2.5 ba · 1,200 sqft · SingleFamily · 284 Days on market

Built 2015 Good condition 1.01 ac lot $137/sqft · 13% below area Est $189k · 13% 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 +16.3/30.0
• ARV discount +13.2/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW DIMENSION SHINGLE ROOF! Live your best lake life with this affordable 3 bedroom, 2 bathroom manufactured home PLUS store your boat and toys in the detached garage and save on monthly boat storage too! WIN WIN! This home has been well loved & maintained by the current owners and includes a newer kitchen island/breakfast bar with quartz counter tops! The home also has a split bedroom design which is great when you have lake weekend guest! The acre lot is nearly perfectly flat. This home is on city sewer as well. The detached garage used to be a drive through convenience store but most recently has been updated to include an additional living space w/a ductless heating/cooling system, bar area, half bathroom & a flex space. The garage part is separated from this area and measures 40' in depth! There are two separate doors and they are 11'8'' wide by 9'10'' tall. Buy this place now and be set up for success come spring lake season! Your friends will thank you!

Key facts

• 1.01 acre lot
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $91 ($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 $156k (5.5% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 220 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 284 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $188,755
• List price: $164,900
• Delta: -12.64%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-20,878
• Equity at exit: $24,587

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,590
• Equity at exit: $14,258

Cash invested: $46,172 (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 42642

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

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $91

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 89%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $164,900 Active 284 DOM
2. 2026-06-17
   days on market $164,900 Active 283 DOM
3. 2026-06-16
   days on market $164,900 Active 282 DOM
4. 2026-06-15
   days on market $164,900 Active 281 DOM
5. 2026-06-13
   days on market $164,900 Active 279 DOM
6. 2026-06-12
   days on market $164,900 Active 278 DOM
7. 2026-06-09
   days on market $164,900 Active 275 DOM
8. 2026-06-08
   days on market $164,900 Active 274 DOM
9. 2026-06-07
   days on market $164,900 Active 273 DOM
10. 2026-06-07
    days on market $164,900 Active 272 DOM
11. 2026-06-04
    days on market $164,900 Active 269 DOM
12. 2026-06-03
    price $164,900 Active 268 DOM
13. 2026-06-02
    days on market $179,999 Active 268 DOM
14. 2026-06-01
    days on market $179,999 Active 267 DOM
15. 2026-05-31
    days on market $179,999 Active 266 DOM
16. 2026-05-31
    days on market $179,999 Active 265 DOM
17. 2026-03-06
    status Active 988-char remark

    Show marketing remark (988 chars)

    BRAND NEW DIMENSION SHINGLE ROOF! Live your best lake life with this affordable 3 bedroom, 2 bathroom manufactured home PLUS store your boat and toys in the detached garage and save on monthly boat storage too! WIN WIN! This home has been well loved & maintained by the current owners and includes a newer kitchen island/breakfast bar with quartz counter tops! The home also has a split bedroom design which is great when you have lake weekend guest! The acre lot is nearly perfectly flat. This home is on city sewer as well. The detached garage used to be a drive through convenience store but most recently has been updated to include an additional living space w/a ductless heating/cooling system, bar area, half bathroom & a flex space. The garage part is separated from this area and measures 40' in depth! There are two separate doors and they are 11'8'' wide by 9'10'' tall. Buy this place now and be set up for success come spring lake season! Your friends will thank you!

18. 2026-03-04
    status Pending 988-char remark

    Show marketing remark (988 chars)

    BRAND NEW DIMENSION SHINGLE ROOF! Live your best lake life with this affordable 3 bedroom, 2 bathroom manufactured home PLUS store your boat and toys in the detached garage and save on monthly boat storage too! WIN WIN! This home has been well loved & maintained by the current owners and includes a newer kitchen island/breakfast bar with quartz counter tops! The home also has a split bedroom design which is great when you have lake weekend guest! The acre lot is nearly perfectly flat. This home is on city sewer as well. The detached garage used to be a drive through convenience store but most recently has been updated to include an additional living space w/a ductless heating/cooling system, bar area, half bathroom & a flex space. The garage part is separated from this area and measures 40' in depth! There are two separate doors and they are 11'8'' wide by 9'10'' tall. Buy this place now and be set up for success come spring lake season! Your friends will thank you!

19. 2026-01-28
    historical Contingent 988-char remark

    Show marketing remark (988 chars)

    BRAND NEW DIMENSION SHINGLE ROOF! Live your best lake life with this affordable 3 bedroom, 2 bathroom manufactured home PLUS store your boat and toys in the detached garage and save on monthly boat storage too! WIN WIN! This home has been well loved & maintained by the current owners and includes a newer kitchen island/breakfast bar with quartz counter tops! The home also has a split bedroom design which is great when you have lake weekend guest! The acre lot is nearly perfectly flat. This home is on city sewer as well. The detached garage used to be a drive through convenience store but most recently has been updated to include an additional living space w/a ductless heating/cooling system, bar area, half bathroom & a flex space. The garage part is separated from this area and measures 40' in depth! There are two separate doors and they are 11'8'' wide by 9'10'' tall. Buy this place now and be set up for success come spring lake season! Your friends will thank you!

20. 2025-09-05
    listed $179,999 Active 988-char remark

    Show marketing remark (988 chars)

    BRAND NEW DIMENSION SHINGLE ROOF! Live your best lake life with this affordable 3 bedroom, 2 bathroom manufactured home PLUS store your boat and toys in the detached garage and save on monthly boat storage too! WIN WIN! This home has been well loved & maintained by the current owners and includes a newer kitchen island/breakfast bar with quartz counter tops! The home also has a split bedroom design which is great when you have lake weekend guest! The acre lot is nearly perfectly flat. This home is on city sewer as well. The detached garage used to be a drive through convenience store but most recently has been updated to include an additional living space w/a ductless heating/cooling system, bar area, half bathroom & a flex space. The garage part is separated from this area and measures 40' in depth! There are two separate doors and they are 11'8'' wide by 9'10'' tall. Buy this place now and be set up for success come spring lake season! Your friends will thank you!

21. 2017-02-16
    historical
22. 2016-08-16
    listed $109,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°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: $18,698
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,797
• Taxable loss: −$1,626
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,487/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 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2.5-bathroom manufactured home is ready for a new owner. The new roof and updated kitchen add value, and the flat lot and city sewer make it a great option for those looking to live near a lake.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ 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 — 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): 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

+64.4% since first listed

6 events — show timeline

• 2026-03-06 Relisted — ImagineMLS
• 2026-03-04 Pending — ImagineMLS
• 2026-01-28 Contingent — ImagineMLS
• 2025-09-05 Listed $179,999 ImagineMLS
• 2017-02-16 Listing Removed — ImagineMLS
• 2016-08-16 Listed $109,500 ImagineMLS