1068 Hugh Hunter Rd · Oak Grove, KY 42262

$200,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 34 Days on market

Built 1978 1.04 ac lot $200/sqft · 16% below area Est $237k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +8.1/30.0
• Appreciation +5.4/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Looking for a unique retreat? Look no further than 1068 Hugh Hunter Rd. This charming, all-brick farmhouse is nestled on over an acre of land in Oak Grove, Kentucky right over the Tennessee state line! This cute and cozy place offers two spacious bedrooms, a full bathroom, and hardwood floors that will make you swoon. With an excellent location close to shopping and entertainment, this little slice of paradise is the perfect place to call home! It fits the bill for anyone looking to create a farm life experience without leaving behind all the convenience of a close town! You're just a short drive from shopping, restaurants, and Fort Campbell. Bring your chickens, and four-wheelers and come explore the breathtaking scenery, lush green pasture within this acre with plenty of space to roam!

Key facts

• Privacy
• Spacious deck
• Open living space

Tags

• 1 ACRE LOT
• OPEN LIVING SPACE
• UPDATED FLOORING
• SPACIOUS DECK
• 50 AMP CAMPER PLUG
• PRIVACY

Property features AI

Finance

• Other: Lot is approximately 1.04 acres

Exterior

• Parking: No covered or designated parking spaces provided
• Security: No security features provided
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residence; One story; Existing structure
• Construction: Brick construction; Metal roof; Crawl space foundation; Built (existing) structure
• Exterior features: Deck; Level lot

Interior

• Kitchen: Eat-in kitchen; Electric oven, Electric range
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom approx. 17 x 11; Second bedroom approx. 12 x 11
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric oven and electric range; Eat-in kitchen; Combination living room; Crawl space basement
• Laundry & utility: No specific laundry appliance information provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.4% below list).
• Recommended offer: $131k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in Oak Grove — 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 57/100 on livability (#445 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pembroke Elementary School (math 36% / reading 39%, grade F, #251 of 676 statewide, top 37%, 660 students, 64% FRL); Hopkinsville High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 962 students, 60% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents flat; 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 30% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (0.9% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $153k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $131,273 (34.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.19%
• DSCR: 0.81
• GRM: 12.7

CMA / ARV

• ARV (median comp): $236,707
• List price: $200,000
• Delta: -15.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Pacific Ave	0.37mi	3/1.0	1,000 (0%)	0mo	$185,000	$185	82
930 Arrow Cir	0.15mi	3/1.5	1,100 (+10%)	0mo	$229,900	$209	74
2009 Timberline Cir	0.45mi	3/2.0	1,000 (0%)	3mo	$185,500	$186	73
121 Oak Tree Dr	0.10mi	3/2.0	1,125 (+12%)	0mo	$212,500	$189	70
1646 Hannibal Dr	0.38mi	3/1.0	1,087 (+9%)	1mo	$140,000	$129	67
1957 Timberline Cir	0.44mi	3/2.0	1,050 (+5%)	1mo	$180,000	$171	66
102 Pappy Dr	0.36mi	3/2.0	1,104 (+10%)	3mo	$219,500	$199	60
434 Pacific Ave	0.44mi	3/2.0	1,103 (+10%)	2mo	$215,000	$195	57
300 Hunter Owens Ct	0.27mi	3/2.0	1,150 (+15%)	3mo	$225,000	$196	56
202 Ruf Dr	0.43mi	3/2.0	1,120 (+12%)	0mo	$179,900	$161	56
1623 Hannibal Dr	0.36mi	2/1.0 (-1)	851 (-15%)	2mo	$139,000	$163	52
1014 Bush Ave	0.65mi	2/1.0 (-1)	875 (-12%)	1mo	$170,000	$194	43

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

Projected returns pro-forma

0.88% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.75×
• Total profit: $-13,777
• Equity at exit: $67,017

10-year hold

• IRR: -1.1%
• Equity multiple: 0.88×
• Total profit: $-6,947
• Equity at exit: $88,093

Cash invested: $56,000 (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 42262

• Home prices YoY: 0.3%
• Rents YoY: 0.0%
• Active inventory: 83
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-195

Break-even live

Break-even rent $1,560

Max offer price $165,466

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	13d	1	0.26mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	43d	1	0.26mi
136 New Gritton Ave Oak Grove, KY	3.0	1.0	1060	$1,000	$0.94	21d	1	0.30mi
1005 Poppy Seed Dr Oak Grove, KY	2.0	1.0	1000	$1,125	$1.12	13d	1	0.31mi
1331 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	900	$1,295	$1.44	43d	1	0.31mi
1539 Hugh Hunter Rd Oak Grove, KY	2.0	1.0	775	$900	$1.16	43d	1	0.40mi
326 Atlantic Ave Oak Grove, KY	3.0	2.0	1080	$1,325	$1.23	13d	1	0.48mi
307 Pappy Dr Oak Grove, KY	3.0	2.0	1153	$1,450	$1.26	21d	1	0.48mi
307 Pappy Dr Oak Grove, KY	3.0	2.0	1153	$1,450	$1.26	13d	1	0.48mi
1808 Harbor Dr Oak Grove, KY	3.0	2.0	1056	$1,250	$1.18	21d	1	0.48mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	13d	1	0.50mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	43d	1	0.50mi
104 Pepper Ct Oak Grove, KY	3.0	2.0	1000	$1,285	$1.28	43d	1	0.53mi
110 Brandi Ct Oak Grove, KY	3.0	2.5	1467	$1,425	$0.97	21d	1	0.59mi
268 Golden Pond Ave Oak Grove, KY	3.0	2.0	1137	$1,475	$1.30	43d	1	0.66mi
630 Artic Ave Oak Grove, KY	3.0	2.0	1080	$1,275	$1.18	43d	1	0.72mi
611 Artic Ave Oak Grove, KY	3.0	1.0	950	$1,200	$1.26	13d	1	0.72mi
276 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	1040	$1,600	$1.54	21d	1	0.75mi
202 Jenna Ave Oak Grove, KY	3.0	1.5	1183	$1,150	$0.97	13d	1	0.84mi
202 Jenna Ave Oak Grove, KY	3.0	1.5	1183	$1,150	$0.97	21d	1	0.84mi
207 Jenna Ave Oak Grove, KY	3.0	1.0	1072	$1,275	$1.19	13d	1	0.86mi
116 Gail St Oak Grove, KY	2.0	1.0	800	$1,095	$1.37	21d	1	0.92mi
102 Meadow Ln Unit A Oak Grove, KY	2.0	1.5	1100	$1,100	$1.00	21d	1	0.93mi
205 Anthony Ln Unit 21 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	13d	1	0.95mi
615 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$825	$0.74	43d	1	0.97mi
607 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$900	$0.80	43d	1	0.97mi
38 Patricia Ln Unit 38 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	21d	1	0.99mi
689 Artic Ave Oak Grove, KY	3.0	2.0	1212	$1,500	$1.24	13d	1	1.00mi
689 Artic Ave Oak Grove, KY	3.0	2.0	1212	$1,500	$1.24	21d	1	1.00mi
721 Trevor Ln Oak Grove, KY	3.0	2.0	1020	$925	$0.91	21d	1	1.01mi
703 Trevor Ln Oak Grove, KY	3.0	2.0	1120	$850	$0.76	21d	1	1.02mi
1088 Pembroke Oak Grove Rd Unit 21 Oak Grove, KY	2.0	1.5	1000	$850	$0.85	43d	1	1.02mi
1108 Pembroke Oak Grove Rd Apt 19 Oak Grove, KY	2.0	1.5	1000	$1,245	$1.25	43d	1	1.03mi
822 Monroe Ln Oak Grove, KY	3.0	2.0	1000	$875	$0.88	21d	1	1.03mi
815 Monroe Ln Oak Grove, KY	3.0	2.0	1120	$875	$0.78	13d	1	1.06mi
823 Stableford Rd Oak Grove, KY	3.0	1.5	1050	$1,400	$1.33	43d	1	1.07mi
416 Filmore Rd Oak Grove, KY	3.0	2.0	1185	$1,295	$1.09	43d	1	1.09mi
1037 Summerhaven Rd Clarksville, TN	3.0	2.5	1480	$1,850	$1.25	13d	1	1.09mi
925 Tiny Town Rd Clarksville, TN	2.0	1.0–1.5	1052	$1,250	$1.19	13d	1	1.12mi
151 Ambridge St Oak Grove, KY	3.0	2.0	1360	$1,530	$1.12	21d	1	1.17mi

Listing history 23 events

1. 2026-06-18
   days on market $200,000 Active 34 DOM
2. 2026-06-17
   days on market $200,000 Active 33 DOM
3. 2026-06-16
   days on market $200,000 Active 32 DOM
4. 2026-06-15
   days on market $200,000 Active 31 DOM
5. 2026-06-14
   days on market $200,000 Active 29 DOM
6. 2026-06-13
   days on market $200,000 Active 28 DOM
7. 2026-06-10
   days on market $200,000 Active 26 DOM
8. 2026-06-09
   days on market $200,000 Active 25 DOM
9. 2026-06-08
   days on market $200,000 Active 24 DOM
10. 2026-06-07
    days on market $200,000 Active 23 DOM
11. 2026-06-02
    days on market $200,000 Active 18 DOM
12. 2026-06-01
    days on market $200,000 Active 17 DOM
13. 2026-05-31
    days on market $200,000 Active 16 DOM
14. 2026-05-30
    days on market $200,000 Active 15 DOM
15. 2026-05-15
    listed $200,000 Active 586-char remark
16. 2023-03-30
    soldstatus $153,000
17. 2023-03-28
    soldstatus $153,000 Closed 798-char remark

    Show marketing remark (798 chars)

    Looking for a unique retreat? Look no further than 1068 Hugh Hunter Rd. This charming, all-brick farmhouse is nestled on over an acre of land in Oak Grove, Kentucky right over the Tennessee state line! This cute and cozy place offers two spacious bedrooms, a full bathroom, and hardwood floors that will make you swoon. With an excellent location close to shopping and entertainment, this little slice of paradise is the perfect place to call home! It fits the bill for anyone looking to create a farm life experience without leaving behind all the convenience of a close town! You're just a short drive from shopping, restaurants, and Fort Campbell. Bring your chickens, and four-wheelers and come explore the breathtaking scenery, lush green pasture within this acre with plenty of space to roam!

18. 2023-02-28
    historical Active Under Contract 798-char remark

    Show marketing remark (798 chars)

    Looking for a unique retreat? Look no further than 1068 Hugh Hunter Rd. This charming, all-brick farmhouse is nestled on over an acre of land in Oak Grove, Kentucky right over the Tennessee state line! This cute and cozy place offers two spacious bedrooms, a full bathroom, and hardwood floors that will make you swoon. With an excellent location close to shopping and entertainment, this little slice of paradise is the perfect place to call home! It fits the bill for anyone looking to create a farm life experience without leaving behind all the convenience of a close town! You're just a short drive from shopping, restaurants, and Fort Campbell. Bring your chickens, and four-wheelers and come explore the breathtaking scenery, lush green pasture within this acre with plenty of space to roam!

19. 2023-02-25
    listed $153,000 Active 798-char remark

    Show marketing remark (798 chars)

    Looking for a unique retreat? Look no further than 1068 Hugh Hunter Rd. This charming, all-brick farmhouse is nestled on over an acre of land in Oak Grove, Kentucky right over the Tennessee state line! This cute and cozy place offers two spacious bedrooms, a full bathroom, and hardwood floors that will make you swoon. With an excellent location close to shopping and entertainment, this little slice of paradise is the perfect place to call home! It fits the bill for anyone looking to create a farm life experience without leaving behind all the convenience of a close town! You're just a short drive from shopping, restaurants, and Fort Campbell. Bring your chickens, and four-wheelers and come explore the breathtaking scenery, lush green pasture within this acre with plenty of space to roam!

20. 2023-02-23
    historical $153,000 798-char remark

    Show marketing remark (798 chars)

    Looking for a unique retreat? Look no further than 1068 Hugh Hunter Rd. This charming, all-brick farmhouse is nestled on over an acre of land in Oak Grove, Kentucky right over the Tennessee state line! This cute and cozy place offers two spacious bedrooms, a full bathroom, and hardwood floors that will make you swoon. With an excellent location close to shopping and entertainment, this little slice of paradise is the perfect place to call home! It fits the bill for anyone looking to create a farm life experience without leaving behind all the convenience of a close town! You're just a short drive from shopping, restaurants, and Fort Campbell. Bring your chickens, and four-wheelers and come explore the breathtaking scenery, lush green pasture within this acre with plenty of space to roam!

21. 2018-10-03
    soldstatus $85,000
22. 2017-12-15
    historical
23. 2017-10-14
    listed $92,500

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$515/yr (+$43/mo · 42.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,753
• − Mortgage interest: −$11,203
• − Property taxes: −$1,205
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$5,818
• Taxable loss: −$5,994
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-907/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — Oak Grove

• Score: 57/100
• State rank: #445
• US rank: #21938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, KY
• County: Christian County · 51,080 people
• City population: 9,665
• Metro: Clarksville, TN-KY
• Population (ZIP): 9,665
• Household income: $51,975
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 485.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 19% Two or more races 15% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Italian 4% Polish 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · German/W. Germanic 10% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.88%
• Current HPI: 264.8628
• Rent YoY: ▬ 0.03%
• Metro: Clarksville, TN-KY
• 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

+116.2% since first listed

9 events — show timeline

• 2026-05-15 Listed $200,000 REALTRACS as Distributed by MLS Grid
• 2023-03-30 Sold (Public Records) $153,000 Public Records
• 2023-03-28 Sold (MLS) $153,000 REALTRACS as Distributed by MLS Grid
• 2023-02-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-02-25 Listed $153,000 REALTRACS as Distributed by MLS Grid
• 2023-02-23 Coming Soon $153,000 REALTRACS as Distributed by MLS Grid
• 2018-10-03 Sold (Public Records) $85,000 Public Records
• 2017-12-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2017-10-14 Listed $92,500 REALTRACS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $1,205 · -4.0% YoY. Source: county tax records.