815 Lacy Dr · Hopkinsville, KY 42240

$99,999

2 bd · 1.0 ba · 1,149 sqft · SingleFamily public records · 421 Days on market

Built 1960 0.42 ac lot $87/sqft · 51% below area

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

Key facts

• Fenced back yard
• Metal siding
• Block foundation

Tags

• CARPORT
• COVERED BACK PORCH
• FENCED BACK YARD
• TWO STORAGE SHEDS
• BLOCK FOUNDATION
• METAL SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.3% in Hopkinsville — 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 64/100 on livability (#305 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+6.6%/yr); 252 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Christian 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 + 6.6% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 421 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 421 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $205,183
• List price: $99,999
• Delta: -51.26%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Hilltop Dr	0.08mi	3/2.0 (+1)	1,200 (+4%)	5mo	$244,900	$204	76
820 Linneth Dr	0.10mi	3/2.0 (+1)	1,257 (+9%)	13mo	$214,900	$171	60
105 Simpson Ln	0.24mi	2/2.0	1,273 (+11%)	18mo	$139,900	$110	52

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 · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,694
• Equity at exit: $14,910

10-year hold

• IRR: 15.8%
• Equity multiple: 2.49×
• Total profit: $41,720
• Equity at exit: $8,646

Cash invested: $28,000 (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 42240

• Home prices YoY: -17.5%
• Rents YoY: 6.6%
• Active inventory: 252
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $248

Break-even live

Break-even rent $785

Max offer price $99,999

Occupancy floor 72%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	13d	1	0.50mi
106 Dickerson Ln Hopkinsville, KY	2.0	1.0	900	$895	$0.99	43d	1	1.03mi
624 Vass Ln Hopkinsville, KY	2.0	1.0	836	$925	$1.11	43d	1	1.22mi
617 Vass Ln Hopkinsville, KY	3.0	2.0	1040	$1,150	$1.11	13d	1	1.24mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	21d	1	1.31mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	43d	1	1.31mi
607 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,600	$1.51	43d	1	1.31mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	43d	1	1.31mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.31mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.31mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	43d	1	1.31mi
605 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,625	$1.53	21d	1	1.33mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	13d	1	1.47mi
77 Peach St Hopkinsville, KY	3.0	2.0	1280	$995	$0.78	21d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $99,999 Active 421 DOM
2. 2026-06-17
   days on market $99,999 Active 420 DOM
3. 2026-06-16
   days on market $99,999 Active 419 DOM
4. 2026-06-15
   days on market $99,999 Active 418 DOM
5. 2026-06-14
   days on market $99,999 Active 416 DOM
6. 2026-06-13
   days on market $99,999 Active 415 DOM
7. 2026-06-10
   days on market $99,999 Active 413 DOM
8. 2026-06-09
   days on market $99,999 Active 412 DOM
9. 2026-06-08
   days on market $99,999 Active 411 DOM
10. 2026-06-07
    pricedays on market $99,999 Active 410 DOM
11. 2026-06-02
    days on market $129,000 Active 405 DOM
12. 2026-06-01
    days on market $129,000 Active 404 DOM
13. 2026-05-31
    days on market $129,000 Active 403 DOM
14. 2026-05-30
    days on market $129,000 Active 402 DOM
15. 2026-02-19
    status Active 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

16. 2026-02-08
    status Pending 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

17. 2025-10-15
    price $129,000 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

18. 2025-10-15
    status Active 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

19. 2025-09-15
    historical 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

20. 2025-06-22
    price $133,000 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

21. 2025-04-30
    price $138,000 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

22. 2025-03-14
    listed $140,000 Active 1194-char remark

    Show marketing remark (1194 chars)

    Welcome to your new home! This charming . 43 acre property, conveniently located within city limits, is a perfect first-home investment or downsize-for-convenience opportunity! This 1149 sf home features a spacious main bedroom with three closets for plenty of storage, and smaller spare room ideal for family or guests. The cozy living room and dining room are perfect for enjoying at-home time and relaxing while the the natural light entering through the double patio doors brightens the kitchen. The laundry room is conveniently located off the kitchen providing the perfect place to hide those messy baskets when company arrives. The exterior provides a carport, a covered back porch, and a fenced back yard perfect for pets. Two storage sheds will also remain with the property. Built with a block foundation and metal siding and a metal roof estimated to be under 10 years old. Water heater heating element has been recently replace and a dishwasher added to the kitchen for convenience. This property is a great opportunity for anyone looking for a welcoming home with practical features and outdoor space. Don't miss out! Call today for a private showing. Property is being sold as-is.

23. 2021-12-08
    soldstatus $89,900
24. 2021-12-03
    soldstatus $89,900 246-char remark

    Show marketing remark (246 chars)

    Cute home located on a dead end street. Huge master bedroom. Partially fenced backyard. Covered patio. Storage building. Owner is in process of packing, she said please excuse the boxes. Owner does not know exact age of home, this is approximate.

25. 2021-12-03
    soldstatus $89,900

    Show marketing remark (246 chars)

    Cute home located on a dead end street. Huge master bedroom. Partially fenced backyard. Covered patio. Storage building. Owner is in process of packing, she said please excuse the boxes. Owner does not know exact age of home, this is approximate.

26. 2021-09-28
    listed $89,900 246-char remark

    Show marketing remark (246 chars)

    Cute home located on a dead end street. Huge master bedroom. Partially fenced backyard. Covered patio. Storage building. Owner is in process of packing, she said please excuse the boxes. Owner does not know exact age of home, this is approximate.

27. 2021-09-27
    listed $89,900

ⓘ 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: $649 · $54/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$211/yr (+$18/mo · 32.5%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,186
• − Mortgage interest: −$5,601
• − Property taxes: −$649
• − Insurance: −$500
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,909
• Taxable income: $1,417
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,635/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 — Hopkinsville

• Score: 64/100
• State rank: #305
• US rank: #14474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hopkinsville, KY
• County: Christian County · 51,080 people
• City population: 41,415
• Metro: Clarksville, TN-KY
• Population (ZIP): 41,415
• Household income: $51,534
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1475.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -49.36%
• Current HPI: 233.3958
• Rent YoY: ▲ 6.61%
• 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

+43.5% since first listed

13 events — show timeline

• 2026-02-19 Relisted — HKARMLS
• 2026-02-08 Pending — HKARMLS
• 2025-10-15 Price Changed $129,000 HKARMLS
• 2025-10-15 Relisted — HKARMLS
• 2025-09-15 Delisted — HKARMLS
• 2025-06-22 Price Changed $133,000 HKARMLS
• 2025-04-30 Price Changed $138,000 HKARMLS
• 2025-03-14 Listed $140,000 HKARMLS
• 2021-12-08 Sold (Public Records) $89,900 Public Records
• 2021-12-03 Sold (MLS) $89,900 HCTCBOR
• 2021-12-03 Sold (MLS) $89,900 REALTRACS as Distributed by MLS Grid
• 2021-09-28 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2021-09-27 Listed $89,900 HCTCBOR

Property tax history

+14.6%/yr

Latest (2025): $649 · -4.4% YoY. Source: county tax records.