125 Sarah Ave · Hopkinsville, KY 42240

$69,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 196 Days on market

Built 1960 $69/sqft · 26% below area Est $95k · 26% 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 +9.8/10.0
• 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

GREAT INVESTMENT OPPORTUNITY OR EVEN A FIRST ITME BUYER! 2 BED 1 BATH HOME WITH SOME UPDATES ON VINYL SIDING AND SOME NEW WINDOWS. BEAUTIFUL HARDWOOD FLOORING. WITH A LITTLE TLC THIS COULD BE A DOLL HOUSE! LOCATED ON A QUIET STREET. AT THIS PRICE, THIS ONE WON'T LAST!! CALL FOR YOUR SHOWING TODAY!!

Key facts

• Built 1960
• Listed 196 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 40% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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: 1.48% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.28%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (median comp): $94,565
• List price: $69,900
• Delta: -26.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Sarah Ave	0.00mi	2/1.0	1,008 (0%)	1mo	$60,000	$60	99
111 N Kentucky Ave	0.46mi	2/1.0	1,031 (+2%)	15mo	$54,000	$52	62
400 W 2nd St	0.28mi	2/1.0	864 (-14%)	10mo	$35,000	$41	55
119 S Kentucky Ave	0.49mi	2/1.0	942 (-6%)	21mo	$50,000	$53	49
934 Hayes St	0.73mi	2/1.0	944 (-6%)	9mo	$23,000	$24	48
116 N Jessup Ave	0.31mi	3/1.5 (+1)	1,120 (+11%)	15mo	$135,000	$121	47
502 W 13th St	0.68mi	2/1.0	900 (-11%)	6mo	$67,000	$74	45
409 W 13th St	0.70mi	2/1.0	936 (-7%)	23mo	$60,000	$64	36
814 E 4th St	0.68mi	3/2.0 (+1)	1,152 (+14%)	2mo	$153,000	$133	34

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: 22.5%
• Equity multiple: 1.96×
• Total profit: $18,807
• Equity at exit: $10,422

10-year hold

• IRR: 32.6%
• Equity multiple: 4.44×
• Total profit: $67,331
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $412

Break-even live

Break-even rent $516

Max offer price $69,900

Occupancy floor 55%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	21d	1	0.55mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	13d	1	0.63mi
707 Sylvia St Hopkinsville, KY	2.0	1.0	768	$800	$1.04	13d	1	0.64mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	13d	1	0.69mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.86mi
1611 S Main St Ste 1 Hopkinsville, KY	1.0	1.0	700	$750	$1.07	13d	1	0.86mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	21d	1	1.03mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	21d	1	1.03mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	1.06mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	44d	1	1.07mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	44d	1	1.07mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.07mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.07mi
607 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,600	$1.51	44d	1	1.10mi
605 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,625	$1.53	21d	1	1.11mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	21d	1	1.12mi
1937 High St Hopkinsville, KY	2.0	1.0	850	$950	$1.12	44d	1	1.15mi
1937 High St Unit 1 Hopkinsville, KY	2.0	1.0	850	$950	$1.12	21d	1	1.15mi
1935 High St Hopkinsville, KY	2.0	1.0	850	$850	$1.00	44d	1	1.17mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	13d	1	1.20mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	21d	4	1.22mi
201 Thornton Ct Hopkinsville, KY	1.0–2.0	1.0	800	$1,000	$1.25	21d	2	1.23mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	44d	1	1.29mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	21d	1	1.29mi
90 Peach St Hopkinsville, KY	3.0	2.0	1066	$1,400	$1.31	44d	1	1.40mi
77 Peach St Hopkinsville, KY	3.0	2.0	1280	$995	$0.78	21d	1	1.41mi
78 Peach St Hopkinsville, KY	3.0	2.0	1280	$1,060	$0.83	21d	1	1.43mi
76 Peach St Hopkinsville, KY	3.0	2.0	1180	$1,050	$0.89	44d	1	1.43mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	1.44mi
191 Peach St Hopkinsville, KY	2.0	2.0	960	$850	$0.89	44d	1	1.45mi
617 Vass Ln Hopkinsville, KY	3.0	2.0	1040	$1,150	$1.11	13d	1	1.47mi
836 E 21st St Unit A Hopkinsville, KY	2.0	1.0	850	$1,025	$1.21	44d	1	1.47mi

Listing history 11 events

1. 2026-05-01
   price $69,900 299-char remark

   Show marketing remark (299 chars)

   GREAT INVESTMENT OPPORTUNITY OR EVEN A FIRST ITME BUYER! 2 BED 1 BATH HOME WITH SOME UPDATES ON VINYL SIDING AND SOME NEW WINDOWS. BEAUTIFUL HARDWOOD FLOORING. WITH A LITTLE TLC THIS COULD BE A DOLL HOUSE! LOCATED ON A QUIET STREET. AT THIS PRICE, THIS ONE WON'T LAST!! CALL FOR YOUR SHOWING TODAY!!

2. 2026-03-04
   price $72,900 299-char remark

   Show marketing remark (299 chars)

   GREAT INVESTMENT OPPORTUNITY OR EVEN A FIRST ITME BUYER! 2 BED 1 BATH HOME WITH SOME UPDATES ON VINYL SIDING AND SOME NEW WINDOWS. BEAUTIFUL HARDWOOD FLOORING. WITH A LITTLE TLC THIS COULD BE A DOLL HOUSE! LOCATED ON A QUIET STREET. AT THIS PRICE, THIS ONE WON'T LAST!! CALL FOR YOUR SHOWING TODAY!!

3. 2026-02-10
   status Active 299-char remark

   Show marketing remark (299 chars)

   GREAT INVESTMENT OPPORTUNITY OR EVEN A FIRST ITME BUYER! 2 BED 1 BATH HOME WITH SOME UPDATES ON VINYL SIDING AND SOME NEW WINDOWS. BEAUTIFUL HARDWOOD FLOORING. WITH A LITTLE TLC THIS COULD BE A DOLL HOUSE! LOCATED ON A QUIET STREET. AT THIS PRICE, THIS ONE WON'T LAST!! CALL FOR YOUR SHOWING TODAY!!

4. 2026-02-09
   status Active
5. 2026-02-09
   price $74,900
6. 2026-01-06
   price $74,900 299-char remark

   Show marketing remark (299 chars)

   GREAT INVESTMENT OPPORTUNITY OR EVEN A FIRST ITME BUYER! 2 BED 1 BATH HOME WITH SOME UPDATES ON VINYL SIDING AND SOME NEW WINDOWS. BEAUTIFUL HARDWOOD FLOORING. WITH A LITTLE TLC THIS COULD BE A DOLL HOUSE! LOCATED ON A QUIET STREET. AT THIS PRICE, THIS ONE WON'T LAST!! CALL FOR YOUR SHOWING TODAY!!

7. 2025-10-20
   listed $77,900 Active 299-char remark

   Show marketing remark (299 chars)

   GREAT INVESTMENT OPPORTUNITY OR EVEN A FIRST ITME BUYER! 2 BED 1 BATH HOME WITH SOME UPDATES ON VINYL SIDING AND SOME NEW WINDOWS. BEAUTIFUL HARDWOOD FLOORING. WITH A LITTLE TLC THIS COULD BE A DOLL HOUSE! LOCATED ON A QUIET STREET. AT THIS PRICE, THIS ONE WON'T LAST!! CALL FOR YOUR SHOWING TODAY!!

8. 2025-10-17
   status Active
9. 2025-10-17
   price $77,900
10. 2025-06-16
    listed $74,900 Active
11. 2021-07-26
    soldstatus $50,000

ⓘ 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: $144 · $12/mo
• Projected year-2 tax: $601 · $50/mo
• Expected delta: +$457/yr (+$38/mo · 316.3%)

ⓘ 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 4/10 Moderate 9% 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: $12,456
• − Mortgage interest: −$3,915
• − Property taxes: −$144
• − Insurance: −$350
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,033
• Taxable income: $4,020
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $3,982/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

+39.8% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $69,900 HCTCBOR
• 2026-03-04 Price Changed $72,900 HCTCBOR
• 2026-02-10 Relisted — HCTCBOR
• 2026-02-09 Relisted — HCTCBOR
• 2026-02-09 Price Changed $74,900 HCTCBOR
• 2026-01-06 Price Changed $74,900 HCTCBOR
• 2025-10-20 Listed $77,900 HCTCBOR
• 2025-10-17 Relisted — HCTCBOR
• 2025-10-17 Price Changed $77,900 HCTCBOR
• 2025-06-16 Listed $74,900 HCTCBOR
• 2021-07-26 Sold (Public Records) $50,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $144 · -4.4% YoY. Source: county tax records.