335 S Main St · Dawson Springs, KY 42408

$129,900

3 bd · 1.0 ba · 1,726 sqft · SingleFamily public records · 80 Days on market

Built 1963 0.34 ac lot Est $128k · at est.

---

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 +21.8/30.0
• DSCR +7.0/10.0
• ARV discount +6.7/15.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +1.6/10.0

Listing remarks MLS

Very nice 3 bedroom 1 bath home with Living room, family room, hardwood floors. 2012 water heater, washer/dryer, kitchen appliances and Termite contract with Nicks. This is a great home for the price. Lot size per PVA, buyers should satisfy themselves as to lot size.

Key facts

• Ranch-style home
• New roof
• 0.34 acre lot

Tags

• RANCH-STYLE HOME
• TWO SEPARATE LIVING AREAS
• ORIGINAL HARDWOOD FLOORING
• KITCHEN APPLIANCES INCLUDED
• NEWLY PURCHASED OUTBUILDING
• NEW ROOF

Property features AI

Exterior

• Parking: Attached concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential property)
• Construction: Aluminum siding and frame construction
• Exterior features: Composition roof; Outbuilding; Corner lot; Irregular lot

Interior

• Kitchen: Range; Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Storm windows; Smoke detector(s)
• Laundry & utility: Washer and dryer present; Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $129k (0.5% below list).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#207 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Dawson Springs Independent (rural): math 22% / reading 29% proficiency, ranked #148 of 165 in KY (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 30 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 $898 of loan paydown is wiped out by about $4k 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 80 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $61k; list at $130k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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: 1.00% ✗
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $127,724
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 S Main St	0.04mi	3/1.0	1,520 (-12%)	4mo	$90,000	$59	75
197 Park Ave	0.08mi	4/1.0 (+1)	1,588 (-8%)	10mo	$90,144	$57	70
402 Lynch St	0.11mi	3/3.0	1,836 (+6%)	23mo	$153,000	$83	57
505 Lynch St	0.15mi	3/2.5	1,545 (-10%)	23mo	$115,000	$74	50
506 River St	0.50mi	3/2.0	1,916 (+11%)	13mo	$150,000	$78	44

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,147
• Equity at exit: $19,369

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $9,439
• Equity at exit: $11,231

Cash invested: $36,372 (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 42408

• Home prices YoY: -2.7%
• Active inventory: 30
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $203

Break-even live

Break-even rent $1,035

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $277	-5% $240	+0% $203	+5% $166	+10% $130
Rent	-10% $101	-5% $152	+0% $203	+5% $254	+10% $305
Rate	-1.0pp $268	-0.5pp $236	base $203	+0.5pp $169	+1.0pp $135

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-02-24
   listed $129,900 Active
3. 2016-06-01
   soldstatus $61,200
4. 2016-05-31
   soldstatus $61,200 267-char remark

   Show marketing remark (267 chars)

   Very nice 3 bedroom 1 bath home with Living room, family room, hardwood floors. 2012 water heater, washer/dryer, kitchen appliances and Termite contract with Nicks. This is a great home for the price. Lot size per PVA, buyers should satisfy themselves as to lot size.

5. 2014-10-02
   listed $62,500 267-char remark

   Show marketing remark (267 chars)

   Very nice 3 bedroom 1 bath home with Living room, family room, hardwood floors. 2012 water heater, washer/dryer, kitchen appliances and Termite contract with Nicks. This is a great home for the price. Lot size per PVA, buyers should satisfy themselves as to lot size.

6. 2009-06-23
   soldstatus $60,000
7. 1985-11-01
   soldstatus $34,500

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$125/yr (+$10/mo · 12.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 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: $15,510
• − Mortgage interest: −$7,276
• − Property taxes: −$992
• − Insurance: −$650
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,779
• Taxable income: $331
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,357/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: Dawson Springs Independent
• NCES district ID: 2101500
• Math proficiency: 22% ▼ -15.00%
• Reading proficiency: 29% ▼ -16.00%
• Median HH income: $26,043
• Composite: 20.16/100
• National rank: #8635
• State rank: #148 of 165 in KY

Livability — Dawson Springs

• Score: 67/100
• State rank: #207
• US rank: #10195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dawson Springs, KY
• City population: 6,167
• Population (ZIP): 6,167

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 1%
• Common ancestry: Serbian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0%

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: ▼ -6.70%
• Current HPI: 240.3026
• 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

+276.5% since first listed

7 events — show timeline

• 2026-05-15 Pending — MHCBOR
• 2026-02-24 Listed $129,900 MHCBOR
• 2016-06-01 Sold (Public Records) $61,200 Public Records
• 2016-05-31 Sold (MLS) $61,200 MHCBOR
• 2014-10-02 Listed $62,500 MHCBOR
• 2009-06-23 Sold (Public Records) $60,000 Public Records
• 1985-11-01 Sold (Public Records) $34,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $992 · +12.8% YoY. Source: county tax records.