108 Fifth St · Tompkinsville, KY 42167

$79,000

2 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 26 Days on market

Built 1960 0.60 ac lot $56/sqft · 38% below area Est $128k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3 bedroom, 1 bath house in the city limits of Tompkinsville. Close to several businesses, and sitting on a nice level lot with mature shade trees. 1 bedroom on the main floor, and 2 bedrooms upstairs. Would make a good rental property or starter home.

Key facts

• Level lot
• Mature shade trees
• 0.6 acre lot

Tags

• LEVEL LOT
• MATURE SHADE TREES

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Corner, level lot; Storage structure

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Concrete; Hardwood; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Window air conditioning units
• Interior features: Storm windows; Covered patio
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.3% in Tompkinsville — 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 73/100 on livability (#116 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Monroe County (rural): math 36% / reading 48% proficiency, ranked #28 of 165 in KY (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tompkinsville Elem (math 57% / reading 62%, grade B-, #35 of 676 statewide, top 6%, 371 students, 69% FRL); Monroe Co Middle (math 22% / reading 39%, grade F, #143 of 217 statewide, top 67%, 382 students, 72% FRL); Monroe Co High (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 517 students, 63% FRL).
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $44k; list at $79k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.20%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $128,101
• List price: $79,000
• Delta: -38.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 Columbia Ave	0.18mi	2/1.0	1,296 (-9%)	15mo	$120,000	$93	64
103 7th St	0.20mi	3/1.0 (+1)	1,244 (-12%)	2mo	$123,000	$99	64
515 White St	0.16mi	2/1.0	1,212 (-15%)	9mo	$132,000	$109	61
707 Monroe Dr	0.23mi	3/1.5 (+1)	1,520 (+7%)	13mo	$135,000	$89	60
413 1/2 W 5th St	0.33mi	2/2.0	1,275 (-10%)	4mo	$145,500	$114	60
210 W Third St	0.33mi	3/1.0 (+1)	1,395 (-2%)	20mo	$55,000	$39	60
608 Monroe Dr	0.27mi	2/2.0	1,311 (-8%)	18mo	$131,000	$100	55
50 Dowell Dr	0.49mi	2/1.0	1,219 (-14%)	0mo	$155,000	$127	53
607 Lake St	0.26mi	3/2.0 (+1)	1,586 (+12%)	16mo	$135,000	$85	46
203 S Main St	0.63mi	3/2.0 (+1)	1,520 (+7%)	21mo	$120,000	$79	32

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: 22.4%
• Equity multiple: 1.92×
• Total profit: $20,294
• Equity at exit: $11,779

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $60,259
• Equity at exit: $6,830

Cash invested: $22,120 (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 42167

• Home prices YoY: -10.6%
• Active inventory: 29
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $520

Break-even live

Break-even rent $630

Max offer price $79,000

Occupancy floor 55%

Sensitivity live

Price	-10% $565	-5% $542	+0% $520	+5% $497	+10% $475
Rent	-10% $418	-5% $469	+0% $520	+5% $571	+10% $622
Rate	-1.0pp $560	-0.5pp $540	base $520	+0.5pp $499	+1.0pp $478

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,000 Active 26 DOM
2. 2026-06-18
   days on market $79,000 Active 24 DOM
3. 2026-06-17
   days on market $79,000 Active 23 DOM
4. 2026-06-16
   days on market $79,000 Active 22 DOM
5. 2026-06-15
   days on market $79,000 Active 21 DOM
6. 2026-06-13
   days on market $79,000 Active 19 DOM
7. 2026-06-12
   days on market $79,000 Active 18 DOM
8. 2026-06-09
   days on market $79,000 Active 15 DOM
9. 2026-06-09
   statusdays on market $79,000 Active 14 DOM
10. 2026-05-04
    listed $79,000 Active 256-char remark
11. 2022-08-12
    listed $69,000 Active
12. 2022-08-10
    listed $69,000 Active
13. 2019-06-13
    soldstatus $44,000
14. 2018-11-26
    soldstatus $29,000
15. 2018-11-26
    soldstatus $29,000
16. 2011-07-01
    soldstatus $28,355
17. 2002-08-01
    soldstatus $59,500

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$69/yr (+$6/mo · 11.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,460
• − Mortgage interest: −$4,425
• − Property taxes: −$610
• − Insurance: −$395
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,298
• Taxable income: $5,258
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $4,975/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: Monroe County
• NCES district ID: 2104200
• Math proficiency: 36% ▼ -23.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $31,073
• Composite: 34.3/100
• National rank: #5241
• State rank: #28 of 165 in KY

Livability — Tompkinsville

• Score: 73/100
• State rank: #116
• US rank: #5249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tompkinsville, KY
• Population (ZIP): 8,393

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 10,011 people
• By 2030: 9,596 · -4.1%
• By 2040: 8,766 · -12.4%
• By 2050: 7,971 · -20.4%
• By 2075: 6,249 · -37.6%
• By 2100: 4,466 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+77.3) · D 10.8% · R 88.2% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -53.0pp · 2024: -77.3pp
• All cycles: 2024: R+77.3 2020: R+74.5 2016: R+73.7 2012: R+59.5 2008: R+53.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.73%
• Current HPI: 234.7064
• 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

+32.8% since first listed

9 events — show timeline

• 2026-06-08 Relisted — SCKMLSKY
• 2026-05-04 Listed $79,000 SCKMLSKY
• 2022-08-12 Listed $69,000 SCKMLSKY
• 2022-08-10 Listed $69,000 RASKMLS
• 2019-06-13 Sold (Public Records) $44,000 Public Records
• 2018-11-26 Sold (Public Records) $29,000 Public Records
• 2018-11-26 Sold (MLS) $29,000 SCKMLSKY
• 2011-07-01 Sold (Public Records) $28,355 Public Records
• 2002-08-01 Sold (Public Records) $59,500 Public Records

Property tax history

+17.3%/yr

Latest (2025): $610 · +53.7% YoY. Source: county tax records.