290 Cross Spann Rd · Murray, KY 42071

$130,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 101 Days on market

Built 1986 1.00 ac lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your tooth brush and food, everything else is in this sweet home. Brand new flooring kitchen appliances, counter top, coffee pot, microwave. The beds and mattresses are brand new with new sheets and covers. i standard and 2 bunk bed sets. Sleeps 6. New HVAC, water heater and brand new well. New comfy sofa and chair for relaxing, end table, dining seat 4. A new 42 inch TV on the wall to entertain you. New flooring, new paint inside and out, Summer fan is included, new front door with combo lock, new light fixtures and ceiling fan. Bath remodeled with new vanity, mirror and toilet. New poured concrete patio with cover or use it for a carport. New roof and situated on one acre with shad trees and a yard swing. A separate hookup.

Key facts

• Central hvac unit
• Private well
• Newer roof

Tags

• THREE SPACIOUS LOTS
• PRIVATE WELL
• SEPTIC SYSTEM
• NEWER ROOF
• CENTRAL HVAC UNIT
• CIRCULAR DRIVE

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Carport with 3 spaces; Circular driveway
• Utilities: Private well water; Septic tank
• Home design: Single family residence; Residential property; One-story
• Construction: Frame construction with wood siding; Composition roof
• Exterior features: Covered patio/porch; Deck; Storm doors; Level lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Attic fan
• Interior features: Vaulted ceilings; Insulated windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $2 ($23/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 $103k (20.7% below list).
• Recommended offer: $103k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% 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.
• Zoned schools: East Calloway Elementary School (math 47% / reading 37%, grade F, #178 of 676 statewide, top 29%, 314 students, 83% FRL); Calloway County Middle School (math 38% / reading 52%, grade D, #35 of 217 statewide, top 16%, 674 students, 57% FRL); Calloway County High School (math 47% / reading 47%, grade D-, #18 of 254 statewide, top 7%, 856 students, 53% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).

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.
• Calloway County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $103,085 (20.7% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.5

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: -12.1%
• Equity multiple: 0.55×
• Total profit: $-16,465
• Equity at exit: $19,383

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $5,877
• 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 42071

• Home prices YoY: -8.5%
• Rents YoY: 7.2%
• Active inventory: 256
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $2

Break-even live

Break-even rent $1,028

Max offer price $130,000

Occupancy floor 95%

Sensitivity live

Price	-10% $75	-5% $39	+0% $2	+5% $-35	+10% $-72
Rent	-10% $-80	-5% $-39	+0% $2	+5% $43	+10% $83
Rate	-1.0pp $67	-0.5pp $35	base $2	+0.5pp $-32	+1.0pp $-66

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 24 events

1. 2026-06-21
   days on market $130,000 Active 101 DOM
2. 2026-06-19
   days on market $130,000 Active 99 DOM
3. 2026-06-18
   days on market $130,000 Active 98 DOM
4. 2026-06-17
   days on market $130,000 Active 97 DOM
5. 2026-06-16
   days on market $130,000 Active 96 DOM
6. 2026-06-15
   days on market $130,000 Active 95 DOM
7. 2026-06-14
   days on market $130,000 Active 93 DOM
8. 2026-06-12
   days on market $130,000 Active 92 DOM
9. 2026-06-09
   days on market $130,000 Active 89 DOM
10. 2026-06-08
    days on market $130,000 Active 88 DOM
11. 2026-06-07
    days on market $130,000 Active 87 DOM
12. 2026-06-02
    days on market $130,000 Active 82 DOM
13. 2026-06-01
    days on market $130,000 Active 81 DOM
14. 2026-05-31
    days on market $130,000 Active 80 DOM
15. 2026-05-30
    days on market $130,000 Active 79 DOM
16. 2026-05-22
    price $130,000
17. 2026-04-24
    price $155,000
18. 2026-03-12
    listed $165,000 Active
19. 2023-03-17
    soldstatus $149,900 Closed 741-char remark

    Show marketing remark (741 chars)

    Bring your tooth brush and food, everything else is in this sweet home. Brand new flooring kitchen appliances, counter top, coffee pot, microwave. The beds and mattresses are brand new with new sheets and covers. i standard and 2 bunk bed sets. Sleeps 6. New HVAC, water heater and brand new well. New comfy sofa and chair for relaxing, end table, dining seat 4. A new 42 inch TV on the wall to entertain you. New flooring, new paint inside and out, Summer fan is included, new front door with combo lock, new light fixtures and ceiling fan. Bath remodeled with new vanity, mirror and toilet. New poured concrete patio with cover or use it for a carport. New roof and situated on one acre with shad trees and a yard swing. A separate hookup.

20. 2023-03-17
    soldstatus $149,900

    Show marketing remark (741 chars)

    Bring your tooth brush and food, everything else is in this sweet home. Brand new flooring kitchen appliances, counter top, coffee pot, microwave. The beds and mattresses are brand new with new sheets and covers. i standard and 2 bunk bed sets. Sleeps 6. New HVAC, water heater and brand new well. New comfy sofa and chair for relaxing, end table, dining seat 4. A new 42 inch TV on the wall to entertain you. New flooring, new paint inside and out, Summer fan is included, new front door with combo lock, new light fixtures and ceiling fan. Bath remodeled with new vanity, mirror and toilet. New poured concrete patio with cover or use it for a carport. New roof and situated on one acre with shad trees and a yard swing. A separate hookup.

21. 2022-12-02
    listed $149,900 Active 741-char remark

    Show marketing remark (741 chars)

    Bring your tooth brush and food, everything else is in this sweet home. Brand new flooring kitchen appliances, counter top, coffee pot, microwave. The beds and mattresses are brand new with new sheets and covers. i standard and 2 bunk bed sets. Sleeps 6. New HVAC, water heater and brand new well. New comfy sofa and chair for relaxing, end table, dining seat 4. A new 42 inch TV on the wall to entertain you. New flooring, new paint inside and out, Summer fan is included, new front door with combo lock, new light fixtures and ceiling fan. Bath remodeled with new vanity, mirror and toilet. New poured concrete patio with cover or use it for a carport. New roof and situated on one acre with shad trees and a yard swing. A separate hookup.

22. 2021-06-23
    soldstatus $35,000
23. 2021-06-11
    soldstatus $35,000 67-char remark

    Show marketing remark (67 chars)

    Cute 2 Bedroom cottage near Ky lake. Extra lots come with property.

24. 2021-05-24
    listed $35,000 67-char remark

    Show marketing remark (67 chars)

    Cute 2 Bedroom cottage near Ky lake. Extra lots come with 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: $919 · $77/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$199/yr (+$17/mo · 21.6%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,370
• − Mortgage interest: −$7,282
• − Property taxes: −$919
• − Insurance: −$650
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,782
• Taxable loss: −$2,242
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $561/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

+271.4% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $130,000 WKRMLS
• 2026-04-24 Price Changed $155,000 WKRMLS
• 2026-03-12 Listed $165,000 WKRMLS
• 2023-03-17 Sold (Public Records) $149,900 Public Records
• 2023-03-17 Sold (MLS) $149,900 WKRMLS
• 2022-12-02 Listed $149,900 WKRMLS
• 2021-06-23 Sold (Public Records) $35,000 Public Records
• 2021-06-11 Sold (MLS) $35,000 WKRMLS
• 2021-05-24 Listed $35,000 WKRMLS

Property tax history

+12.8%/yr

Latest (2025): $919 · -1.4% YoY. Source: county tax records.