678 Princeton Rd · Madisonville, KY 42431

$145,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 83 Days on market

Built 1953 0.42 ac lot Est $188k · 23% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom, with 1 bathroom. Charming character! Many updates, all appliances stay including washer and dryer. Above ground pool. A must see! Contact Susan Crawford at 270-875-7209

Key facts

• Private deck
• Brick home
• Above-ground pool

Tags

• BRICK HOME
• OUTDOOR LIVING
• PRIVATE DECK
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Brick and vinyl siding; Composition roof
• Exterior features: Deck; Above-ground pool

Interior

• Kitchen: Range; Gas range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Natural gas heating
• Interior features: Fireplace (1); Full unfinished basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $13 ($153/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 (16.4% below list).
• Recommended offer: $121k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Madisonville — 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 72/100 on livability (#132 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hopkins County (town): math 27% / reading 43% proficiency, ranked #65 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 193 active listings in the ZIP; 122 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hopkins County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,210 (16.4% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $187,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Oak St	0.24mi	3/2.0	1,633 (+3%)	4mo	$175,000	$107	82
680 Seminole Dr	0.21mi	3/2.0	1,692 (+6%)	0mo	$200,000	$118	80
665 Echo Ln	0.09mi	3/2.0	1,428 (-10%)	0mo	$173,363	$121	78
740 Lightfoot Ln	0.59mi	3/2.0	1,632 (+2%)	1mo	$150,875	$92	67
1016 Arrowhead Dr	0.62mi	3/2.0	1,562 (-2%)	2mo	$167,000	$107	66
1001 Arrowhead Dr	0.58mi	3/2.0	1,514 (-5%)	0mo	$165,000	$109	64
33 W Lake St	0.73mi	3/2.0	1,589 (-0%)	2mo	$205,000	$129	64
1028 Princeton Rd	0.47mi	3/3.0	1,700 (+7%)	1mo	$221,000	$130	62
423 S Madison	0.50mi	3/2.0	1,450 (-9%)	3mo	$215,000	$148	59
592 Cochise Dr	0.45mi	3/2.0	1,768 (+11%)	2mo	$180,000	$102	59
311 S Madison Ave	0.60mi	2/2.0 (-1)	1,458 (-8%)	2mo	$165,000	$113	52
1062 Princeton Rd	0.57mi	3/2.0	1,358 (-15%)	2mo	$210,900	$155	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-22,703
• Equity at exit: $21,620

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-18,796
• Equity at exit: $12,537

Cash invested: $40,600 (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 42431

• Home prices YoY: -15.2%
• Active inventory: 193
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $13

Break-even live

Break-even rent $1,196

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $95	-5% $54	+0% $13	+5% $-28	+10% $-69
Rent	-10% $-83	-5% $-35	+0% $13	+5% $61	+10% $108
Rate	-1.0pp $86	-0.5pp $50	base $13	+0.5pp $-25	+1.0pp $-63

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $145,000 Active 83 DOM
2. 2026-06-18
   days on market $145,000 Active 81 DOM
3. 2026-06-17
   days on market $145,000 Active 80 DOM
4. 2026-06-16
   days on market $145,000 Active 79 DOM
5. 2026-06-15
   days on market $145,000 Active 78 DOM
6. 2026-06-13
   days on market $145,000 Active 76 DOM
7. 2026-06-12
   days on market $145,000 Active 75 DOM
8. 2026-06-09
   days on market $145,000 Active 72 DOM
9. 2026-06-08
   days on market $145,000 Active 71 DOM
10. 2026-06-07
    days on market $145,000 Active 70 DOM
11. 2026-06-07
    days on market $145,000 Active 69 DOM
12. 2026-06-04
    status $145,000 Active 66 DOM
13. 2026-06-01
    status $145,000 Pending 66 DOM
14. 2026-06-01
    days on market $145,000 Active 66 DOM
15. 2026-05-31
    days on market $145,000 Active 65 DOM
16. 2026-05-31
    days on market $145,000 Active 64 DOM
17. 2026-05-22
    price $145,000
18. 2026-04-27
    price $170,000
19. 2026-03-27
    listed $199,900 Active
20. 2022-04-01
    soldstatus $149,900
21. 2022-03-18
    soldstatus $149,900 188-char remark

    Show marketing remark (188 chars)

    Adorable 3 bedroom, with 1 bathroom. Charming character! Many updates, all appliances stay including washer and dryer. Above ground pool. A must see! Contact Susan Crawford at 270-875-7209

22. 2009-11-30
    soldstatus $98,500

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,488 · $124/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,545
• − Mortgage interest: −$8,122
• − Property taxes: −$1,488
• − Insurance: −$725
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,218
• Taxable loss: −$2,336
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $713/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: Hopkins County
• NCES district ID: 2102860
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $42,436
• Composite: 29.56/100
• National rank: #6488
• State rank: #65 of 165 in KY

Livability — Madisonville

• Score: 72/100
• State rank: #132
• US rank: #6200

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

• Census place: Madisonville, KY
• City population: 27,095
• Population (ZIP): 27,095

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 45,164 people
• By 2030: 44,083 · -2.4%
• By 2040: 41,650 · -7.8%
• By 2050: 39,303 · -13.0%
• By 2075: 34,567 · -23.5%
• By 2100: 29,476 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+50.9) · D 23.9% · R 74.8% · Other 1.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -24.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+48.0 2016: R+54.0 2012: R+39.9 2008: R+24.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.52%
• Current HPI: 220.2269
• 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

+47.2% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $145,000 MHCBOR
• 2026-04-27 Price Changed $170,000 MHCBOR
• 2026-03-27 Listed $199,900 MHCBOR
• 2022-04-01 Sold (Public Records) $149,900 Public Records
• 2022-03-18 Sold (MLS) $149,900 MHCBOR
• 2009-11-30 Sold (Public Records) $98,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,488 · -0.1% YoY. Source: county tax records.