313 Wayne Dr · Hopkinsville, KY 42240

$180,000

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 165 Days on market

Built 1964 $107/sqft · 11% below area Est $203k · 11% under ↓ 5% since listing

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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 +16.6/30.0
• ARV discount +12.7/15.0
• DSCR +5.1/10.0
• Rent growth +4.2/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Home in an Established Neighborhood. This inviting 3-bedroom, 1.5-bath home offers classic character and comfortable living. Highlights include new wndows, hardwood floors beneath the carpet, a formal living room plus a cozy den, and a screened-in porch perfect for morning coffee or evening relaxation. Enjoy a fully fenced backyard ideal for pets or entertaining, along with a one-car detached garage. A wonderful opportunity to own a home with timeless appeal in a well-established neighborhood.

Key facts

• Cozy den
• Screened-in porch
• Formal living room

Tags

• NEW WINDOWS
• HARDWOOD FLOORS
• FORMAL LIVING ROOM
• COZY DEN
• SCREENED-IN PORCH
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $148k (17.9% below list).
• Recommended offer: $148k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $147,868 (17.9% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.82% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $203,292
• List price: $180,000
• Delta: -11.46%
• 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
320 Blane Dr	0.04mi	3/2.0	1,571 (-6%)	1mo	$271,500	$173	84
417 Henderson Dr	0.35mi	4/2.0 (+1)	1,680 (0%)	1mo	$211,000	$126	76
2532 Thrush Dr	0.46mi	4/1.5 (+1)	1,680 (0%)	2mo	$155,000	$92	72
115 Donna Dr	0.31mi	3/2.0	1,746 (+4%)	6mo	$199,000	$114	72
101 Country Club Ln	0.47mi	3/2.0	1,711 (+2%)	5mo	$239,900	$140	69
210 Wayne Dr	0.16mi	3/2.0	1,474 (-12%)	5mo	$165,000	$112	66
316 Tremont Dr	0.63mi	3/2.0	1,690 (+1%)	3mo	$245,000	$145	65
114 Donna Dr	0.28mi	3/2.0	1,839 (+10%)	7mo	$269,900	$147	64
135 Donna Dr	0.48mi	3/2.0	1,539 (-8%)	3mo	$165,000	$107	59
119 Millbrooke Dr	0.32mi	3/2.0	1,880 (+12%)	6mo	$200,000	$106	58
310 Donna Dr	0.46mi	3/2.0	1,454 (-14%)	0mo	$248,400	$171	54
398 Irish Cir	0.69mi	2/1.5 (-1)	1,429 (-15%)	6mo	$275,000	$192	33

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-16,814
• Equity at exit: $26,839

10-year hold

• IRR: 4.4%
• Equity multiple: 1.37×
• Total profit: $18,448
• Equity at exit: $15,563

Cash invested: $50,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$944
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $108

Break-even live

Break-even rent $1,342

Max offer price $180,000

Occupancy floor 88%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Sherwood Dr Hopkinsville, KY	4.0	1.5	1600	$1,500	$0.94	14d	1	0.08mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	0.90mi
706 Fremont Pl Hopkinsville, KY	3.0	2.0	1500	$1,450	$0.97	14d	1	1.01mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	21d	1	1.14mi
1523 Canton St Hopkinsville, KY	3.0	2.0	1700	$1,550	$0.91	44d	1	1.33mi
3639 St Hopkinsville, KY	3.0	2.0	1816	$2,100	$1.16	44d	1	1.38mi
3639 St Hopkinsville, KY	3.0	2.0	1816	$2,100	$1.16	14d	1	1.38mi
316 Fairview Dr Hopkinsville, KY	2.0	1.0	1077	$1,095	$1.02	21d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 165 DOM
2. 2026-06-17
   days on market $180,000 Active 164 DOM
3. 2026-06-16
   days on market $180,000 Active 163 DOM
4. 2026-06-15
   days on market $180,000 Active 162 DOM
5. 2026-06-14
   days on market $180,000 Active 160 DOM
6. 2026-06-13
   days on market $180,000 Active 159 DOM
7. 2026-06-10
   days on market $180,000 Active 157 DOM
8. 2026-06-09
   days on market $180,000 Active 156 DOM
9. 2026-06-08
   days on market $180,000 Active 155 DOM
10. 2026-06-07
    days on market $180,000 Active 154 DOM
11. 2026-06-02
    days on market $180,000 Active 149 DOM
12. 2026-06-01
    days on market $180,000 Active 148 DOM
13. 2026-05-31
    days on market $180,000 Active 147 DOM
14. 2026-05-30
    days on market $180,000 Active 146 DOM
15. 2026-05-08
    price $180,000 517-char remark

    Show marketing remark (517 chars)

    Charming 3-Bedroom Home in an Established Neighborhood. This inviting 3-bedroom, 1.5-bath home offers classic character and comfortable living. Highlights include new wndows, hardwood floors beneath the carpet, a formal living room plus a cozy den, and a screened-in porch perfect for morning coffee or evening relaxation. Enjoy a fully fenced backyard ideal for pets or entertaining, along with a one-car detached garage. A wonderful opportunity to own a home with timeless appeal in a well-established neighborhood.

16. 2026-01-04
    listed $185,000 Active 517-char remark

    Show marketing remark (517 chars)

    Charming 3-Bedroom Home in an Established Neighborhood. This inviting 3-bedroom, 1.5-bath home offers classic character and comfortable living. Highlights include new wndows, hardwood floors beneath the carpet, a formal living room plus a cozy den, and a screened-in porch perfect for morning coffee or evening relaxation. Enjoy a fully fenced backyard ideal for pets or entertaining, along with a one-car detached garage. A wonderful opportunity to own a home with timeless appeal in a well-established neighborhood.

17. 2025-10-30
    historical
18. 2025-08-07
    listed $190,000 Active
19. 2025-06-02
    listed $190,000 Active

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$1,053/yr (+$88/mo · 213.0%)

ⓘ 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 10% 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: $17,744
• − Mortgage interest: −$10,083
• − Property taxes: −$495
• − Insurance: −$900
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,236
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,730/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

-5.3% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $180,000 HCTCBOR
• 2026-01-04 Listed $185,000 HCTCBOR
• 2025-10-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-07 Listed $190,000 REALTRACS as Distributed by MLS Grid
• 2025-06-02 Listed $190,000 WKRMLS

Property tax history

-3.0%/yr

Latest (2025): $495 · -8.1% YoY. Source: county tax records.