132 Hobbs St · Arlington, KY 42021

$24,500

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 103 Days on market

Built 1930 0.33 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Needs some repairs according to the former renters. IOwner will consider financing for a buyer with good credit rating, ability to repay loan, and who otherwise meets all requirements.

Key facts

• 0.33 acre lot
• Built 1930
• Listed 102 days

Property features AI

Finance

• Other: Directions: From Mayfield, take 80 to Arlington, then turn left on Cummins, then right onto Hobbs St. From Paducah, take 62 to Bardwell, then 51 to Arlington. Take a left on 80, and a right onto Hobbs St.; Listing broker: eXp Realty, LLC, Sara Gipson Group; Listing agent: Lauren Allbritten

Exterior

• Home design: Residential single family property; Address: 132 Hobbs St, Arlington, KY 42021
• Exterior features: Lot approximately 0.33 acre; No subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: Single-family residence; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#470 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carlisle County (rural): math 34% / reading 39% proficiency, ranked #59 of 165 in KY (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlisle County Elementary School (math 42% / reading 42%, grade F, #178 of 676 statewide, top 29%, 409 students, 66% FRL); Carlisle County Middle School (math 27% / reading 42%, grade F, #99 of 217 statewide, top 47%, 146 students, 58% FRL); Carlisle County High School (math 24% / reading 34%, grade F, #127 of 254 statewide, top 58%, 204 students, 56% FRL).
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($169 loan paydown + $1k appreciation (4.8% local appreciation)).
• Carlisle County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $5k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $22,295 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.76% ✓
• Cap rate: 43.78%
• Cash-on-cash: 133.90%
• DSCR: 6.96
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $112,104
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 4th St	0.28mi	3/1.0	1,456 (+5%)	1mo	$118,000	$81	78
158 Apple Tree St	0.25mi	3/1.0	1,192 (-14%)	3mo	$62,500	$52	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.90×
• Total profit: $54,200
• Equity at exit: $13,662

10-year hold

• IRR: —
• Equity multiple: 18.76×
• Total profit: $121,818
• Equity at exit: $23,398

Cash invested: $6,860 (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 42021

• Home prices YoY: 2.5%
• Active inventory: 13
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$128
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $765

Break-even live

Break-even rent $196

Max offer price $24,500

Occupancy floor 29%

Sensitivity live

Price	-10% $779	-5% $772	+0% $765	+5% $759	+10% $752
Rent	-10% $673	-5% $719	+0% $765	+5% $811	+10% $858
Rate	-1.0pp $778	-0.5pp $772	base $765	+0.5pp $759	+1.0pp $753

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $24,500 Active 103 DOM
2. 2026-06-18
   days on market $24,500 Active 102 DOM
3. 2026-06-17
   days on market $24,500 Active 101 DOM
4. 2026-06-16
   days on market $24,500 Active 100 DOM
5. 2026-06-15
   days on market $24,500 Active 99 DOM
6. 2026-06-14
   days on market $24,500 Active 97 DOM
7. 2026-06-12
   days on market $24,500 Active 96 DOM
8. 2026-06-09
   days on market $24,500 Active 93 DOM
9. 2026-06-08
   days on market $24,500 Active 92 DOM
10. 2026-06-07
    days on market $24,500 Active 91 DOM
11. 2026-06-05
    days on market $24,500 Active 88 DOM
12. 2026-06-03
    days on market $24,500 Active 87 DOM
13. 2026-06-02
    days on market $24,500 Active 86 DOM
14. 2026-06-01
    days on market $24,500 Active 85 DOM
15. 2026-05-31
    days on market $24,500 Active 84 DOM
16. 2026-05-30
    days on market $24,500 Active 83 DOM
17. 2026-03-09
    listed $29,950 Active
18. 2021-02-23
    soldstatus $17,500 184-char remark

    Show marketing remark (184 chars)

    Needs some repairs according to the former renters. IOwner will consider financing for a buyer with good credit rating, ability to repay loan, and who otherwise meets all requirements.

19. 2021-01-10
    listed $19,500 184-char remark

    Show marketing remark (184 chars)

    Needs some repairs according to the former renters. IOwner will consider financing for a buyer with good credit rating, ability to repay loan, and who otherwise meets all requirements.

20. 2020-01-06
    listed $22,500
21. 2019-08-14
    listed $22,500
22. 2018-07-30
    soldstatus $15,000
23. 2018-03-08
    listed $25,000
24. 2002-06-01
    soldstatus $12,250

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $211 · $18/mo
• Expected delta: +$15/yr (+$1/mo · 7.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,982
• − Mortgage interest: −$1,372
• − Property taxes: −$196
• − Insurance: −$122
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$713
• Taxable income: $9,341
• Est. tax owed @ 24.0%: −$2,242
• After-tax cash flow: $6,944/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: Carlisle County
• NCES district ID: 2100960
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 39% ▼ -14.00%
• Median HH income: $37,978
• Composite: 30.43/100
• National rank: #6236
• State rank: #59 of 165 in KY

Livability — Arlington

• Score: 55/100
• State rank: #470
• US rank: #23430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, KY
• Population (ZIP): 1,190

Population outlook (Carlisle County) Hauer SSP2

• Today (2025): 4,537 people
• By 2030: 4,341 · -4.3%
• By 2040: 4,003 · -11.8%
• By 2050: 3,736 · -17.7%
• By 2075: 3,405 · -25.0%
• By 2100: 3,264 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 2% Pacific Islander 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Carlisle

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -36.6pp toward R · 2008: -31.3pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.3 2016: R+64.0 2012: R+41.4 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 200.7522
• 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

+144.5% since first listed

8 events — show timeline

• 2026-03-09 Listed $29,950 WKRMLS
• 2021-02-23 Sold (MLS) $17,500 WKRMLS
• 2021-01-10 Listed $19,500 WKRMLS
• 2020-01-06 Listed $22,500 WKRMLS
• 2019-08-14 Listed $22,500 WKRMLS
• 2018-07-30 Sold (MLS) $15,000 WKRMLS
• 2018-03-08 Listed $25,000 WKRMLS
• 2002-06-01 Sold (Public Records) $12,250 Public Records

Property tax history

-0.8%/yr

Latest (2025): $196 · -0.4% YoY. Source: county tax records.