1498 S Clay St · Hopkinsville, KY 42240

$77,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 32 Days on market

Built 1940 $64/sqft · 43% below area Est $135k · 43% under

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Why this score? — see what drove the B+ 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tastefully renovated home close to down town Hopkinsville. This home has updated electric, plumbing, siding and matching whirlpool appliances. Offering 3 beds 1.5 baths, living room and dining room.

Key facts

• Generous front porch
• Formal dining room
• Large living room

Tags

• HARDWOOD FLOORS
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• ABUNDANT CABINET SPACE
• BEAUTIFUL TILE FLOORING
• GENEROUS FRONT PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story residential home; Vinyl siding
• Construction: Metal roof
• Exterior features: Deck

Interior

• Kitchen: Cooktop
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Cooktop; Electric water heater; Tile flooring; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.3% in Hopkinsville — 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 64/100 on livability (#305 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools D+, crime 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 rising fast (+6.6%/yr); 252 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.34% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.63%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $135,096
• List price: $77,000
• Delta: -43.00%
• 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
1902 Chateaugay Dr	0.41mi	3/2.0	1,225 (+2%)	0mo	$175,000	$143	73
814 E 4th St	0.53mi	3/2.0	1,152 (-4%)	2mo	$153,000	$133	63
1309 Phelps Ave	0.54mi	3/2.0	1,201 (+0%)	15mo	$162,000	$135	58
30 Echo Rdg	0.31mi	3/2.0	1,373 (+14%)	0mo	$292,900	$213	57
152 Alumni Ave	0.60mi	3/1.0	1,097 (-9%)	5mo	$70,000	$64	53
1808 Craft St	0.56mi	3/2.0	1,056 (-12%)	3mo	$169,900	$161	48
1701 Tennessee Ave	0.62mi	3/2.0	1,110 (-8%)	14mo	$169,000	$152	43
1306 E 9th St E	0.54mi	3/1.5	1,040 (-13%)	10mo	$149,900	$144	42
324 W Edmunds St	0.55mi	3/2.0	1,330 (+11%)	15mo	$215,000	$162	40
617 Richard St	0.65mi	2/1.0 (-1)	1,336 (+11%)	10mo	$75,000	$56	37
509 S Cleveland Ave	0.52mi	2/2.0 (-1)	1,354 (+13%)	12mo	$127,000	$94	36
1102 Howell St	0.73mi	3/1.5	1,024 (-15%)	16mo	$149,900	$146	26

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 · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.43×
• Total profit: $9,313
• Equity at exit: $11,481

10-year hold

• IRR: 22.3%
• Equity multiple: 3.24×
• Total profit: $48,394
• Equity at exit: $6,658

Cash invested: $21,560 (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 42240

• Home prices YoY: -17.5%
• Rents YoY: 6.6%
• Active inventory: 252
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$404
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $281

Break-even live

Break-even rent $677

Max offer price $77,000

Occupancy floor 68%

Sensitivity live

Price	-10% $324	-5% $303	+0% $281	+5% $259	+10% $237
Rent	-10% $199	-5% $240	+0% $281	+5% $322	+10% $362
Rate	-1.0pp $320	-0.5pp $300	base $281	+0.5pp $261	+1.0pp $241

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.24mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.25mi
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	21d	1	0.29mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	21d	1	0.30mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	21d	4	0.42mi
1937 High St Hopkinsville, KY	2.0	1.0	850	$950	$1.12	44d	1	0.49mi
1937 High St Unit 1 Hopkinsville, KY	2.0	1.0	850	$950	$1.12	21d	1	0.49mi
1935 High St Hopkinsville, KY	2.0	1.0	850	$850	$1.00	44d	1	0.51mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	21d	1	0.56mi
707 Sylvia St Hopkinsville, KY	2.0	1.0	768	$800	$1.04	14d	1	0.59mi
201 Thornton Ct Hopkinsville, KY	1.0–2.0	1.0	800	$1,000	$1.25	21d	2	0.60mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	0.62mi
836 E 21st St Unit A Hopkinsville, KY	2.0	1.0	850	$1,025	$1.21	44d	1	0.65mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	21d	1	0.72mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	21d	1	0.84mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	0.88mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	14d	1	0.92mi
316 Fairview Dr Hopkinsville, KY	2.0	1.0	1077	$1,095	$1.02	21d	1	1.18mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	14d	1	1.28mi
405 S Wooldridge Rd Hopkinsville, KY	2.0	1.0	1020	$900	$0.88	21d	1	1.29mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	21d	1	1.40mi
410 Lucky Debonair St Unit B Hopkinsville, KY	2.0	1.0	858	$675	$0.79	44d	1	1.44mi

Listing history 13 events

1. 2026-06-10
   status $77,000 Pending 32 DOM
2. 2026-06-09
   days on market $77,000 Active 32 DOM
3. 2026-06-08
   days on market $77,000 Active 31 DOM
4. 2026-06-07
   days on market $77,000 Active 30 DOM
5. 2026-06-02
   days on market $77,000 Active 25 DOM
6. 2026-06-01
   days on market $77,000 Active 24 DOM
7. 2026-05-31
   days on market $77,000 Active 23 DOM
8. 2026-05-30
   days on market $77,000 Active 22 DOM
9. 2026-05-08
   listed $77,000 Active 778-char remark
10. 2022-08-24
    soldstatus $165,000
11. 2022-08-16
    soldstatus $165,000 198-char remark

    Show marketing remark (198 chars)

    Tastefully renovated home close to down town Hopkinsville. This home has updated electric, plumbing, siding and matching whirlpool appliances. Offering 3 beds 1.5 baths, living room and dining room.

12. 2022-06-23
    listed $155,000 198-char remark

    Show marketing remark (198 chars)

    Tastefully renovated home close to down town Hopkinsville. This home has updated electric, plumbing, siding and matching whirlpool appliances. Offering 3 beds 1.5 baths, living room and dining room.

13. 2022-02-01
    soldstatus $32,500

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,394
• − Mortgage interest: −$4,313
• − Property taxes: −$1,191
• − Insurance: −$385
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,240
• Taxable income: $2,282
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $2,822/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 — Hopkinsville

• Score: 64/100
• State rank: #305
• US rank: #14474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hopkinsville, KY
• County: Christian County · 51,080 people
• City population: 41,415
• Metro: Clarksville, TN-KY
• Population (ZIP): 41,415
• Household income: $51,534
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1475.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -49.36%
• Current HPI: 233.3958
• Rent YoY: ▲ 6.61%
• 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

+136.9% since first listed

6 events — show timeline

• 2026-06-10 Pending — HCTCBOR
• 2026-05-08 Listed $77,000 HCTCBOR
• 2022-08-24 Sold (Public Records) $165,000 Public Records
• 2022-08-16 Sold (MLS) $165,000 REALTRACS as Distributed by MLS Grid
• 2022-06-23 Listed $155,000 REALTRACS as Distributed by MLS Grid
• 2022-02-01 Sold (Public Records) $32,500 Public Records

Property tax history

+16.2%/yr

Latest (2025): $1,191 · -4.4% YoY. Source: county tax records.