583 Hall St · Madisonville, KY 42431

$63,900

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 57 Days on market

Built 1949 8,712 sqft lot Est $122k · 48% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.6/5.0
• 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

2 Bedroom, 1 Bathroom home located in Madisonville, Kentucky.

Key facts

• 8,712 sq ft lot
• Built 1949
• Listed 57 days

Property features AI

Finance

• Other: Lot size approximately 0.2 acres; Directions: From Park Ave turn right onto Hall; property is on the right

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Other (see remarks)
• Construction: Frame construction
• Exterior features: Composition roof

Interior

• Bedrooms: 2 bedrooms (2 on main level)
• Bathrooms: 1 full bathroom (on main level)
• Interior features: Gas water heater; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($894 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 192 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 $442 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,983 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1949 — 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. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
382 S Dave St	0.19mi	2/1.0	783 (-6%)	1mo	$142,500	$182	80
739 Hodge St	0.25mi	2/1.0	812 (-2%)	10mo	$120,000	$148	76
718 Park Avenue Ct	0.20mi	2/1.0	840 (+1%)	16mo	$124,900	$149	76
377 Hanner St	0.17mi	2/1.0	812 (-2%)	16mo	$20,000	$25	75
204 Kentucky St	0.24mi	2/1.0	925 (+11%)	1mo	$124,000	$134	69
121 Plum St	0.16mi	2/1.0	800 (-4%)	22mo	$134,000	$168	68
53 Buckner St	0.31mi	2/1.0	784 (-6%)	14mo	$31,500	$40	65
341 S Harrig St	0.28mi	2/1.0	728 (-12%)	3mo	$40,000	$55	64
63 Bradley St	0.34mi	2/1.0	728 (-12%)	0mo	$114,900	$158	63
320 E Lake St	0.33mi	2/2.0	900 (+8%)	13mo	$61,500	$68	56
762 E Broadway St	0.22mi	2/1.0	716 (-14%)	16mo	$104,900	$147	53
31 N Harrig St	0.40mi	3/2.0 (+1)	900 (+8%)	13mo	$122,500	$136	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: 8.4%
• Equity multiple: 1.33×
• Total profit: $5,893
• Equity at exit: $9,528

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $26,106
• Equity at exit: $5,525

Cash invested: $17,892 (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: 192
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $894 medium
• Mortgage (P&I): −$335
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $255

Break-even live

Break-even rent $571

Max offer price $63,900

Occupancy floor 66%

Sensitivity live

Price	-10% $291	-5% $273	+0% $255	+5% $237	+10% $219
Rent	-10% $184	-5% $220	+0% $255	+5% $290	+10% $325
Rate	-1.0pp $287	-0.5pp $271	base $255	+0.5pp $238	+1.0pp $221

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $63,900 Active 57 DOM
2. 2026-06-17
   days on market $63,900 Active 56 DOM
3. 2026-06-16
   days on market $63,900 Active 55 DOM
4. 2026-06-15
   days on market $63,900 Active 54 DOM
5. 2026-06-13
   days on market $63,900 Active 52 DOM
6. 2026-06-12
   days on market $63,900 Active 51 DOM
7. 2026-06-09
   days on market $63,900 Active 48 DOM
8. 2026-06-08
   days on market $63,900 Active 47 DOM
9. 2026-06-07
   days on market $63,900 Active 46 DOM
10. 2026-06-07
    days on market $63,900 Active 45 DOM
11. 2026-06-04
    days on market $63,900 Active 42 DOM
12. 2026-06-03
    price $63,900 Active 41 DOM
13. 2026-06-02
    days on market $69,900 Active 41 DOM
14. 2026-06-01
    days on market $69,900 Active 40 DOM
15. 2026-05-31
    days on market $69,900 Active 39 DOM
16. 2026-05-31
    days on market $69,900 Active 38 DOM
17. 2026-04-22
    listed $69,900 Active
18. 2025-09-23
    price $134,000
19. 2025-08-08
    listed $139,000 Active
20. 2023-02-24
    soldstatus $108,000
21. 2023-02-22
    soldstatus $108,000 61-char remark

    Show marketing remark (61 chars)

    2 Bedroom, 1 Bathroom home located in Madisonville, Kentucky.

22. 2023-01-31
    listed $103,000 61-char remark

    Show marketing remark (61 chars)

    2 Bedroom, 1 Bathroom home located in Madisonville, Kentucky.

23. 2022-10-04
    soldstatus $45,000
24. 1973-03-01
    soldstatus $10,000

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,722
• − Mortgage interest: −$3,579
• − Property taxes: −$1,072
• − Insurance: −$320
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,859
• Taxable income: $2,177
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,535/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

+599.0% since first listed

8 events — show timeline

• 2026-04-22 Listed $69,900 MHCBOR
• 2025-09-23 Price Changed $134,000 MHCBOR
• 2025-08-08 Listed $139,000 MHCBOR
• 2023-02-24 Sold (Public Records) $108,000 Public Records
• 2023-02-22 Sold (MLS) $108,000 GORAMLS
• 2023-01-31 Listed $103,000 GORAMLS
• 2022-10-04 Sold (Public Records) $45,000 Public Records
• 1973-03-01 Sold (Public Records) $10,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,072 · -0.1% YoY. Source: county tax records.