266 Boater's Aly · Jamestown, KY 42544

$129,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 66 Days on market

Built 2021 0.70 ac lot $185/sqft · 20% below area Est $162k · 20% under ↓ 13% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ATTN LAKE LOVERS OR AIRBNB OWNERS!!If you've been dreaming of the ultimate lake escape or a full-time slice of lake life, this is it!!! Just 1 mile from Wolf Creek Marina, this charming 2-bedroom, 1-bath Amish Built cabin is packed with potential as an AirBNB, LAKE HOME or FULL TIME LIVING and ready for unforgettable memories. Situated on a spacious 0.70-acre lot, there's room for everything—relaxation, recreation, and entertaining. Gather around the fire pit under the stars, store all your lake toys in the outbuilding, and take advantage of the camper parking complete with electric hookup and septic—perfect for hosting friends and family all summer long. Whether you're looking for a personal getaway, a weekend retreat, or a high-demand Airbnb opportunity, this property checks every box. Endless fun, peaceful surroundings, and the lake just minutes away—don't miss your chance to make this incredible property yours!

Key facts

• Outbuilding
• Camper parking
• Electric hookup

Tags

• 1 MILE FROM WOLF CREEK MARINA
• SPACIOUS 0.70-ACRE LOT
• FIRE PIT
• OUTBUILDING
• CAMPER PARKING
• ELECTRIC HOOKUP

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 $123 ($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 $114k (12.1% below list).
• Recommended offer: $114k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 1.9% 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: 172 active listings in the ZIP.

Forward outlook

• In year one you build about $827 of equity ($898 loan paydown + $-71 appreciation (-0.1% local appreciation)).
• Russell County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $114,190 (12.1% below list)

Questions for the listing agent

1. It's been on market 66 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: 0.88% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $161,502
• List price: $129,900
• Delta: -19.57%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.10×
• Total profit: $3,629
• Equity at exit: $37,367

10-year hold

• IRR: 7.6%
• Equity multiple: 1.82×
• Total profit: $29,667
• Equity at exit: $44,636

Cash invested: $36,372 (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 42544

• Home prices YoY: -0.0%
• Active inventory: 172
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $123

Break-even live

Break-even rent $987

Max offer price $129,900

Occupancy floor 84%

Sensitivity live

Price	-10% $196	-5% $159	+0% $123	+5% $86	+10% $49
Rent	-10% $32	-5% $78	+0% $123	+5% $168	+10% $213
Rate	-1.0pp $188	-0.5pp $156	base $123	+0.5pp $89	+1.0pp $55

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $129,900 Active 66 DOM
2. 2026-06-18
   days on market $129,900 Active 64 DOM
3. 2026-06-17
   days on market $129,900 Active 63 DOM
4. 2026-06-16
   days on market $129,900 Active 62 DOM
5. 2026-06-16
   price $129,900 Active 61 DOM
6. 2026-06-15
   days on market $139,900 Active 61 DOM
7. 2026-06-13
   days on market $139,900 Active 59 DOM
8. 2026-06-12
   days on market $139,900 Active 58 DOM
9. 2026-06-09
   days on market $139,900 Active 55 DOM
10. 2026-06-08
    days on market $139,900 Active 54 DOM
11. 2026-06-07
    days on market $139,900 Active 53 DOM
12. 2026-06-07
    days on market $139,900 Active 52 DOM
13. 2026-06-04
    days on market $139,900 Active 49 DOM
14. 2026-06-02
    days on market $139,900 Active 48 DOM
15. 2026-06-01
    days on market $139,900 Active 47 DOM
16. 2026-05-31
    days on market $139,900 Active 46 DOM
17. 2026-05-31
    days on market $139,900 Active 45 DOM
18. 2026-04-15
    listed $139,900 Active 948-char remark

    Show marketing remark (948 chars)

    ATTN LAKE LOVERS OR AIRBNB OWNERS!!If you've been dreaming of the ultimate lake escape or a full-time slice of lake life, this is it!!! Just 1 mile from Wolf Creek Marina, this charming 2-bedroom, 1-bath Amish Built cabin is packed with potential as an AirBNB, LAKE HOME or FULL TIME LIVING and ready for unforgettable memories. Situated on a spacious 0.70-acre lot, there's room for everything—relaxation, recreation, and entertaining. Gather around the fire pit under the stars, store all your lake toys in the outbuilding, and take advantage of the camper parking complete with electric hookup and septic—perfect for hosting friends and family all summer long. Whether you're looking for a personal getaway, a weekend retreat, or a high-demand Airbnb opportunity, this property checks every box. Endless fun, peaceful surroundings, and the lake just minutes away—don't miss your chance to make this incredible property yours!

19. 2025-09-12
    status Active
20. 2025-09-04
    historical Contingent
21. 2025-09-04
    historical
22. 2025-07-23
    price $139,980
23. 2025-07-18
    price $144,999
24. 2025-06-03
    price $154,900
25. 2025-05-13
    listed $159,999 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: $529 · $44/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$588/yr (+$49/mo · 111.3%)

ⓘ 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 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: $13,703
• − Mortgage interest: −$7,276
• − Property taxes: −$529
• − Insurance: −$650
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,779
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,646/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): 5,731

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 (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Serbian 4% Romanian 2% Italian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Other Indo-European 1% Chinese 1% Vietnamese 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: ▼ -0.05%
• Current HPI: 273.9998
• 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

-12.6% since first listed

8 events — show timeline

• 2026-04-15 Listed $139,900 ImagineMLS
• 2025-09-12 Relisted — ImagineMLS
• 2025-09-04 Contingent — ImagineMLS
• 2025-09-04 Listing Removed — ImagineMLS
• 2025-07-23 Price Changed $139,980 ImagineMLS
• 2025-07-18 Price Changed $144,999 ImagineMLS
• 2025-06-03 Price Changed $154,900 ImagineMLS
• 2025-05-13 Listed $159,999 ImagineMLS

Property tax history

+45.3%/yr

Latest (2025): $529 · -2.1% YoY. Source: county tax records.