719 Hall St · Madisonville, KY 42431

$115,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 203 Days on market

Built 2004 Est $110k · at est.

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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).

• Cash flow +13.6/30.0
• ARV discount +5.6/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 2 bed / 1 bath home with large fenced yard — Appliances Included! Motivated seller! Welcome to this clean, well-kept 2-bedroom, 1-bath home located on a quiet street in Madisonville. With a functional layout, updated interior finishes, and plenty of natural light, this home is perfect for first-time buyers, downsizers, or anyone looking for an affordable and comfortable place to call home. Each bedroom is approximately 12’ x 11’, providing comfortable space and good storage. The bathroom and kitchen have been modernized with updated fixtures, cabinetry, and practical storage solutions. All appliances will remain with the home, offering immediate convenience for the buyer. Sit and relax in the large, fully fenced backyard — perfect for pets, children, or outdoor gatherings. The yard features a patio, block fire pit, and a sturdy storage building with a ramp for easy access. With a 5,663 sq ft lot, there’s plenty of space to enjoy outdoor living or add personal touches. The long gravel driveway offers generous off-street parking, and the home is centrally located near schools, shopping, and local amenities. This home is clean, efficient, and ready for its next owner while still offering room for personal updates. Home is being sold AS-IS.

Key facts

• Modernized kitchen
• Large fenced yard
• Modernized bathroom

Tags

• LARGE FENCED YARD
• UPDATED INTERIOR FINISHES
• MODERNIZED BATHROOM
• MODERNIZED KITCHEN
• FULLY FENCED BACKYARD
• PATIO

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Composition roof
• Exterior features: Porch; Outbuilding

Interior

• Kitchen: Range; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Range; Electric range; Refrigerator; Electric water heater
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $7 ($87/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 $90k (22.0% below list).
• Recommended offer: $90k (22.0% 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: 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 $795 of loan paydown is wiped out by about $3k 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 203 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $115k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $89,645 (22.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
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: 0.78% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $110,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 Hodge St	0.21mi	2/1.0	812 (0%)	10mo	$120,000	$148	82
377 Hanner St	0.15mi	2/1.0	812 (0%)	16mo	$20,000	$25	80
382 S Dave St	0.32mi	2/1.0	783 (-4%)	1mo	$142,500	$182	78
718 Park Avenue Ct	0.08mi	2/1.0	840 (+3%)	16mo	$124,900	$149	78
53 Buckner St	0.25mi	2/1.0	784 (-3%)	14mo	$31,500	$40	71
204 Kentucky St	0.11mi	2/1.0	925 (+14%)	1mo	$124,000	$134	70
63 Bradley St	0.41mi	2/1.0	728 (-10%)	0mo	$114,900	$158	63
762 E Broadway St	0.10mi	2/1.0	716 (-12%)	16mo	$104,900	$147	63
341 S Harrig St	0.43mi	2/1.0	728 (-10%)	3mo	$40,000	$55	60
320 E Lake St	0.48mi	2/2.0	900 (+11%)	13mo	$61,500	$68	45
253 N Daves St	0.65mi	2/1.0	702 (-14%)	6mo	$78,755	$112	42
31 N Harrig St	0.53mi	3/2.0 (+1)	900 (+11%)	13mo	$122,500	$136	37

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-18,219
• Equity at exit: $17,147

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-15,451
• Equity at exit: $9,943

Cash invested: $32,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $7

Break-even live

Break-even rent $887

Max offer price $115,000

Occupancy floor 94%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 203 DOM
2. 2026-06-17
   days on market $115,000 Active 202 DOM
3. 2026-06-16
   days on market $115,000 Active 201 DOM
4. 2026-06-15
   days on market $115,000 Active 200 DOM
5. 2026-06-13
   days on market $115,000 Active 198 DOM
6. 2026-06-12
   days on market $115,000 Active 197 DOM
7. 2026-06-09
   days on market $115,000 Active 194 DOM
8. 2026-06-08
   days on market $115,000 Active 193 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    pricedays on marketlisting id $115,000 Active 192 DOM
11. 2026-06-07
    days on market $110,000 Active 75 DOM
12. 2026-06-04
    days on market $110,000 Active 72 DOM
13. 2026-06-02
    days on market $110,000 Active 71 DOM
14. 2026-06-01
    days on market $110,000 Active 70 DOM
15. 2026-05-31
    days on market $110,000 Active 69 DOM
16. 2026-05-31
    days on market $110,000 Active 68 DOM
17. 2026-03-24
    listed $110,000 Active
18. 2025-11-25
    listed $115,000 Active 1301-char remark

    Show marketing remark (1301 chars)

    Move-in ready 2 bed / 1 bath home with large fenced yard — Appliances Included! Motivated seller! Welcome to this clean, well-kept 2-bedroom, 1-bath home located on a quiet street in Madisonville. With a functional layout, updated interior finishes, and plenty of natural light, this home is perfect for first-time buyers, downsizers, or anyone looking for an affordable and comfortable place to call home. Each bedroom is approximately 12’ x 11’, providing comfortable space and good storage. The bathroom and kitchen have been modernized with updated fixtures, cabinetry, and practical storage solutions. All appliances will remain with the home, offering immediate convenience for the buyer. Sit and relax in the large, fully fenced backyard — perfect for pets, children, or outdoor gatherings. The yard features a patio, block fire pit, and a sturdy storage building with a ramp for easy access. With a 5,663 sq ft lot, there’s plenty of space to enjoy outdoor living or add personal touches. The long gravel driveway offers generous off-street parking, and the home is centrally located near schools, shopping, and local amenities. This home is clean, efficient, and ready for its next owner while still offering room for personal updates. Home is being sold AS-IS.

19. 2010-04-16
    soldstatus $48,000
20. 2004-08-24
    soldstatus $44,300
21. 2002-12-01
    soldstatus $5,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$389/yr (+$32/mo · 64.9%)

ⓘ 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 2/10 Low
• 🌡 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: $10,757
• − Mortgage interest: −$6,442
• − Property taxes: −$600
• − Insurance: −$575
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$3,345
• Taxable loss: −$1,926
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $549/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

+2100.0% since first listed

5 events — show timeline

• 2026-03-24 Listed $110,000 MHCBOR
• 2025-11-25 Listed $115,000 Fizber.com
• 2010-04-16 Sold (Public Records) $48,000 Public Records
• 2004-08-24 Sold (Public Records) $44,300 Public Records
• 2002-12-01 Sold (Public Records) $5,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $600 · -0.1% YoY. Source: county tax records.