518 E 2nd St · Hopkinsville, KY 42240

$82,500

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 86 Days on market

Built 1978 6,534 sqft lot $64/sqft · 45% below area Est $151k · 45% under

---

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 +8.0/10.0
• 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

Handy Man special and investor Alert! This 3 Bedroom 2 Bath Home is a diamond in the rough! With some elbow grease and some carpentry skills, you can reap the benefits of this Home that was currently under construction. Come join 518 and complete the dream the previous owner started! Sold As Is.

Key facts

• 6,534 sq ft lot
• Built 1978
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $570 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $82k implies a 1962% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $150,698
• List price: $82,500
• Delta: -45.25%
• 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
211 E 4th St	0.21mi	2/1.0	1,420 (+10%)	12mo	$85,000	$60	64
814 E 4th St	0.21mi	3/2.0 (+1)	1,152 (-11%)	2mo	$153,000	$133	62
1012 Hayes St	0.38mi	3/1.5 (+1)	1,216 (-6%)	7mo	$161,000	$132	60
900 Moayon St	0.41mi	3/1.0 (+1)	1,182 (-8%)	7mo	$50,000	$42	56
509 S Cleveland Ave	0.52mi	2/2.0	1,354 (+5%)	12mo	$127,000	$94	53
30 Echo Rdg	0.58mi	3/2.0 (+1)	1,373 (+7%)	0mo	$292,900	$213	52
440 Moores Dr	0.70mi	3/2.0 (+1)	1,268 (-2%)	5mo	$165,000	$130	52
1501 College St	0.66mi	2/2.0	1,394 (+8%)	3mo	$90,000	$65	49
923 E 9th St	0.42mi	2/1.0	1,435 (+11%)	16mo	$90,000	$63	48
812 Younglove St	0.24mi	3/2.0 (+1)	1,452 (+13%)	23mo	$23,000	$16	40
1604 S Clay St	0.58mi	2/2.0	1,128 (-12%)	21mo	$33,000	$29	31
116 N Jessup Ave	0.65mi	3/1.5 (+1)	1,120 (-13%)	15mo	$135,000	$121	29

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: 9.3%
• Equity multiple: 1.38×
• Total profit: $8,801
• Equity at exit: $12,301

10-year hold

• IRR: 21.3%
• Equity multiple: 3.11×
• Total profit: $48,853
• Equity at exit: $7,133

Cash invested: $23,100 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$433
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $285

Break-even live

Break-even rent $710

Max offer price $82,500

Occupancy floor 68%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	0.34mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	21d	1	0.56mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.68mi
1523 Canton St Hopkinsville, KY	3.0	2.0	1700	$1,550	$0.91	44d	1	0.76mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.78mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	21d	1	0.81mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	14d	1	0.89mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	21d	1	0.93mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	21d	4	0.95mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	1.04mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	14d	1	1.09mi
1604 A E 9th St Hopkinsville, KY	3.0	1.0	1782	$1,250	$0.70	44d	1	1.15mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	21d	1	1.25mi
90 Peach St Hopkinsville, KY	3.0	2.0	1066	$1,400	$1.31	44d	1	1.34mi
191 Peach St Hopkinsville, KY	2.0	2.0	960	$850	$0.89	44d	1	1.36mi
77 Peach St Hopkinsville, KY	3.0	2.0	1280	$995	$0.78	21d	1	1.36mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	21d	1	1.37mi
78 Peach St Hopkinsville, KY	3.0	2.0	1280	$1,060	$0.83	21d	1	1.38mi
76 Peach St Hopkinsville, KY	3.0	2.0	1180	$1,050	$0.89	44d	1	1.38mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	1.41mi
310 Karlee Dr Hopkinsville, KY	3.0	2.0	1180	$1,195	$1.01	44d	1	1.43mi
30 Locust St Hopkinsville, KY	3.0	2.0	1180	$995	$0.84	44d	1	1.47mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.48mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	44d	1	1.48mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	44d	1	1.48mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $82,500 Active 86 DOM
2. 2026-06-17
   days on market $82,500 Active 85 DOM
3. 2026-06-16
   days on market $82,500 Active 84 DOM
4. 2026-06-15
   days on market $82,500 Active 83 DOM
5. 2026-06-14
   days on market $82,500 Active 81 DOM
6. 2026-06-13
   days on market $82,500 Active 80 DOM
7. 2026-06-10
   days on market $82,500 Active 78 DOM
8. 2026-06-09
   days on market $82,500 Active 77 DOM
9. 2026-06-08
   days on market $82,500 Active 76 DOM
10. 2026-06-07
    pricedays on market $82,500 Active 75 DOM
11. 2026-06-02
    days on market $89,900 Active 70 DOM
12. 2026-06-01
    days on market $89,900 Active 69 DOM
13. 2026-05-31
    days on market $89,900 Active 68 DOM
14. 2026-05-30
    days on market $89,900 Active 67 DOM
15. 2026-03-25
    listed $89,900 Active 296-char remark

    Show marketing remark (296 chars)

    Handy Man special and investor Alert! This 3 Bedroom 2 Bath Home is a diamond in the rough! With some elbow grease and some carpentry skills, you can reap the benefits of this Home that was currently under construction. Come join 518 and complete the dream the previous owner started! Sold As Is.

16. 2026-03-24
    listed $89,900 Active 284-char remark

    Show marketing remark (284 chars)

    Handy Man special and investor Alert! This 3 Bedroom 2 Bath Home is a diamond in the rough! With some elbow grease and some carpentry skills, you can reap the benefits of this Home that was currently under construction. Come join 518 and complete the dream the previous owner started!

17. 2022-01-31
    soldstatus $4,000

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$385/yr (+$32/mo · 118.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $12,839
• − Mortgage interest: −$4,621
• − Property taxes: −$325
• − Insurance: −$1,210
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,400
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,881/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

+2147.5% since first listed

3 events — show timeline

• 2026-03-25 Listed $89,900 REALTRACS as Distributed by MLS Grid
• 2026-03-24 Listed $89,900 HCTCBOR
• 2022-01-31 Sold (Public Records) $4,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $325 · -4.4% YoY. Source: county tax records.