654 Artic Ave · Oak Grove, KY 42262

$145,900

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 76 Days on market

Built 1993 10,018 sqft lot $167/sqft · 20% below area Est $183k · 20% 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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +5.4/10.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 654 Artic in Oak Grove, a nice and cozy 3-bedroom, 1-bath home with a warm and inviting feel. The living area features a fireplace that adds charm and comfort, making the space feel like home the moment you walk in. This property is currently tenant-occupied with a lease in place through May 2026. The tenants are paying $945 per month, making this a great opportunity for an investor looking for immediate rental income and steady cash flow. The property will be sold subject to the existing lease, and showings will require proper notice in accordance with tenant rights. Whether you’re looking to expand your investment portfolio or secure a property with income already in place, 654 Artic offers both comfort and opportunity in a convenient Oak Grove location. 48 hour notice for tenants

Key facts

• Oak grove location
• Fireplace
• 0.23 acre lot

Tags

• FIREPLACE
• OAK GROVE LOCATION

🏷️ Possibly a rental listed for sale. The $145,900 price doesn't fit this home's estimated sale value (~$183,301) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $77 ($930/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 $121k (16.7% below list).
• Recommended offer: $121k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Oak Grove — 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 57/100 on livability (#445 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 83 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.9% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $61k; list at $146k implies a 140% gain — meaningful room to come down on a strong offer.

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 $121,498 (16.7% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $183,301
• List price: $145,900
• Delta: -20.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Bush Ave	0.26mi	2/1.0 (-1)	875 (0%)	1mo	$170,000	$194	82
403 Eddy St	0.32mi	3/1.0	872 (-0%)	7mo	$143,000	$164	79
1044 Bush Ave	0.04mi	2/2.0 (-1)	918 (+5%)	6mo	$190,000	$207	76
643 Artic Ave	0.08mi	3/1.0	1,000 (+14%)	11mo	$186,500	$187	63
129 Gail St	0.28mi	2/1.0 (-1)	796 (-9%)	6mo	$137,000	$172	62
6C Cable Rd	0.58mi	3/1.0	912 (+4%)	6mo	$165,000	$181	61
321 Ashley St	0.32mi	3/1.0	960 (+10%)	13mo	$164,900	$172	58
118 Gail St	0.35mi	2/1.0 (-1)	820 (-6%)	13mo	$75,000	$91	57
414 Pacific Ave	0.44mi	3/1.0	1,000 (+14%)	0mo	$185,000	$185	56
412 Eddy St	0.39mi	3/1.5	960 (+10%)	11mo	$160,000	$167	54
604 Millie Dr	0.68mi	3/2.0	934 (+7%)	12mo	$222,000	$238	43
815 Stableford Rd	0.68mi	3/2.0	1,000 (+14%)	16mo	$200,000	$200	27

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

Projected returns pro-forma

0.88% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $3,213
• Equity at exit: $48,889

10-year hold

• IRR: 4.7%
• Equity multiple: 1.53×
• Total profit: $21,615
• Equity at exit: $64,264

Cash invested: $40,852 (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 42262

• Home prices YoY: 0.3%
• Rents YoY: 0.0%
• Active inventory: 83
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$765
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $77

Break-even live

Break-even rent $1,117

Max offer price $145,900

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Artic Ave Oak Grove, KY	3.0	2.0	1080	$1,275	$1.18	43d	1	0.21mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	43d	1	0.34mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	13d	1	0.34mi
326 Atlantic Ave Oak Grove, KY	3.0	2.0	1080	$1,325	$1.23	13d	1	0.35mi
611 Artic Ave Oak Grove, KY	3.0	1.0	950	$1,200	$1.26	13d	1	0.36mi
116 Gail St Oak Grove, KY	2.0	1.0	800	$1,095	$1.37	21d	1	0.38mi
207 Jenna Ave Oak Grove, KY	3.0	1.0	1072	$1,275	$1.19	13d	1	0.42mi
276 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	1040	$1,600	$1.54	21d	1	0.46mi
9103 Pembroke Oak Grove Rd Unit 3E Oak Grove, KY	2.0	1.0	1110	$995	$0.90	13d	1	0.47mi
9063 Pembroke Oak Grove Rd Unit 1B Oak Grove, KY	2.0	1.0	1110	$995	$0.90	21d	1	0.50mi
136 New Gritton Ave Oak Grove, KY	3.0	1.0	1060	$1,000	$0.94	21d	1	0.53mi
823 Stableford Rd Oak Grove, KY	3.0	1.5	1050	$1,400	$1.33	43d	1	0.65mi
509 Kayla St Oak Grove, KY	2.0	1.0	960	$695	$0.72	43d	1	0.70mi
313 Belew St Oak Grove, KY	2.0	2.0	940	$765	$0.81	43d	1	0.74mi
104 Pepper Ct Oak Grove, KY	3.0	2.0	1000	$1,285	$1.28	43d	1	0.85mi
102 Meadow Ln Unit A Oak Grove, KY	2.0	1.5	1100	$1,100	$1.00	21d	1	0.93mi
205 Anthony Ln Unit 21 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	13d	1	0.98mi
38 Patricia Ln Unit 38 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	21d	1	1.02mi
1005 Poppy Seed Dr Oak Grove, KY	2.0	1.0	1000	$1,125	$1.12	13d	1	1.11mi
1331 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	900	$1,295	$1.44	43d	1	1.11mi
615 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$825	$0.74	43d	1	1.14mi
721 Trevor Ln Oak Grove, KY	3.0	2.0	1020	$925	$0.91	21d	1	1.15mi
822 Monroe Ln Oak Grove, KY	3.0	2.0	1000	$875	$0.88	21d	1	1.16mi
607 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$900	$0.80	43d	1	1.17mi
1539 Hugh Hunter Rd Oak Grove, KY	2.0	1.0	775	$900	$1.16	43d	1	1.19mi
815 Monroe Ln Oak Grove, KY	3.0	2.0	1120	$875	$0.78	13d	1	1.21mi
703 Trevor Ln Oak Grove, KY	3.0	2.0	1120	$850	$0.76	21d	1	1.22mi
1808 Harbor Dr Oak Grove, KY	3.0	2.0	1056	$1,250	$1.18	21d	1	1.29mi
1088 Pembroke Oak Grove Rd Unit 21 Oak Grove, KY	2.0	1.5	1000	$850	$0.85	43d	1	1.39mi
1108 Pembroke Oak Grove Rd Apt 19 Oak Grove, KY	2.0	1.5	1000	$1,245	$1.25	43d	1	1.41mi
1140 Timothy Ave Oak Grove, KY	3.0	2.0	968	$1,610	$1.66	21d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $145,900 Active 76 DOM
2. 2026-06-17
   days on market $145,900 Active 75 DOM
3. 2026-06-16
   days on market $145,900 Active 74 DOM
4. 2026-06-15
   price $145,900 Active 73 DOM
5. 2026-06-15
   days on market $149,900 Active 73 DOM
6. 2026-06-14
   days on market $149,900 Active 71 DOM
7. 2026-06-13
   days on market $149,900 Active 70 DOM
8. 2026-06-10
   days on market $149,900 Active 68 DOM
9. 2026-06-09
   days on market $149,900 Active 67 DOM
10. 2026-06-08
    days on market $149,900 Active 66 DOM
11. 2026-06-07
    days on market $149,900 Active 65 DOM
12. 2026-06-02
    days on market $149,900 Active 60 DOM
13. 2026-06-01
    days on market $149,900 Active 59 DOM
14. 2026-05-31
    days on market $149,900 Active 58 DOM
15. 2026-05-30
    days on market $149,900 Active 57 DOM
16. 2026-04-14
    status Active 811-char remark

    Show marketing remark (811 chars)

    Welcome to 654 Artic in Oak Grove, a nice and cozy 3-bedroom, 1-bath home with a warm and inviting feel. The living area features a fireplace that adds charm and comfort, making the space feel like home the moment you walk in. This property is currently tenant-occupied with a lease in place through May 2026. The tenants are paying $945 per month, making this a great opportunity for an investor looking for immediate rental income and steady cash flow. The property will be sold subject to the existing lease, and showings will require proper notice in accordance with tenant rights. Whether you’re looking to expand your investment portfolio or secure a property with income already in place, 654 Artic offers both comfort and opportunity in a convenient Oak Grove location. 48 hour notice for tenants

17. 2026-03-06
    status Pending 811-char remark

    Show marketing remark (811 chars)

    Welcome to 654 Artic in Oak Grove, a nice and cozy 3-bedroom, 1-bath home with a warm and inviting feel. The living area features a fireplace that adds charm and comfort, making the space feel like home the moment you walk in. This property is currently tenant-occupied with a lease in place through May 2026. The tenants are paying $945 per month, making this a great opportunity for an investor looking for immediate rental income and steady cash flow. The property will be sold subject to the existing lease, and showings will require proper notice in accordance with tenant rights. Whether you’re looking to expand your investment portfolio or secure a property with income already in place, 654 Artic offers both comfort and opportunity in a convenient Oak Grove location. 48 hour notice for tenants

18. 2026-02-24
    listed $149,900 Active 811-char remark

    Show marketing remark (811 chars)

    Welcome to 654 Artic in Oak Grove, a nice and cozy 3-bedroom, 1-bath home with a warm and inviting feel. The living area features a fireplace that adds charm and comfort, making the space feel like home the moment you walk in. This property is currently tenant-occupied with a lease in place through May 2026. The tenants are paying $945 per month, making this a great opportunity for an investor looking for immediate rental income and steady cash flow. The property will be sold subject to the existing lease, and showings will require proper notice in accordance with tenant rights. Whether you’re looking to expand your investment portfolio or secure a property with income already in place, 654 Artic offers both comfort and opportunity in a convenient Oak Grove location. 48 hour notice for tenants

19. 2023-07-13
    historical
20. 2018-06-07
    soldstatus $60,900
21. 2018-04-06
    soldstatus $51,000

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$577/yr (+$48/mo · 85.2%)

ⓘ 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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,580
• − Mortgage interest: −$8,173
• − Property taxes: −$678
• − Insurance: −$730
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,244
• Taxable loss: −$1,577
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,308/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — Oak Grove

• Score: 57/100
• State rank: #445
• US rank: #21938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, KY
• County: Christian County · 51,080 people
• City population: 9,665
• Metro: Clarksville, TN-KY
• Population (ZIP): 9,665
• Household income: $51,975
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 485.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 19% Two or more races 15% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Italian 4% Polish 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · German/W. Germanic 10% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.88%
• Current HPI: 264.8628
• Rent YoY: ▬ 0.03%
• Metro: Clarksville, TN-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

+193.9% since first listed

6 events — show timeline

• 2026-04-14 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-06 Pending — REALTRACS as Distributed by MLS Grid
• 2026-02-24 Listed $149,900 REALTRACS as Distributed by MLS Grid
• 2023-07-13 Rental Removed — REALTRACS
• 2018-06-07 Sold (Public Records) $60,900 Public Records
• 2018-04-06 Sold (Public Records) $51,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $678 · -3.7% YoY. Source: county tax records.