7305 Old Madisonville Rd · Hopkinsville, KY 42240

$150,000

3 bd · 1.0 ba · 1,515 sqft · Other · 180 Days on market

Built 1950 Good condition

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY! This three bedroom, one bathroom home has tenants in place and rents for $900/month. A spacious, open concept living & dining room feels even larger with a vaulted ceiling. Remodeled in 2024 with new HVAC, water heater, bathtub, fixtures, paint, and flooring. Nestled on a large corner lot just outside Hopkinsville in the beautiful and historic Kelly community. Pre-appraised. Lease contract is through January 31, 2027. Please allow 48 hour notice for showings and do not disturb tenants. Spring is around the corner--don't miss this exciting investment opportunity!

Key facts

• Open concept living
• Remodeled in 2024
• Vaulted ceiling

Tags

• OPEN CONCEPT LIVING
• VAULTED CEILING
• REMODELED IN 2024
• NEW HVAC
• NEW WATER HEATER
• NEW BATHTUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 36% 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 $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1950 — 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-7,614
• Equity at exit: $22,365

10-year hold

• IRR: 8.8%
• Equity multiple: 1.78×
• Total profit: $32,957
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $171

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-02-04
   status Active 598-char remark

   Show marketing remark (598 chars)

   INVESTMENT OPPORTUNITY! This three bedroom, one bathroom home has tenants in place and rents for $900/month. A spacious, open concept living & dining room feels even larger with a vaulted ceiling. Remodeled in 2024 with new HVAC, water heater, bathtub, fixtures, paint, and flooring. Nestled on a large corner lot just outside Hopkinsville in the beautiful and historic Kelly community. Pre-appraised. Lease contract is through January 31, 2027. Please allow 48 hour notice for showings and do not disturb tenants. Spring is around the corner--don't miss this exciting investment opportunity!

2. 2025-11-26
   status Active

   Show marketing remark (598 chars)

   INVESTMENT OPPORTUNITY! This three bedroom, one bathroom home has tenants in place and rents for $900/month. A spacious, open concept living & dining room feels even larger with a vaulted ceiling. Remodeled in 2024 with new HVAC, water heater, bathtub, fixtures, paint, and flooring. Nestled on a large corner lot just outside Hopkinsville in the beautiful and historic Kelly community. Pre-appraised. Lease contract is through January 31, 2027. Please allow 48 hour notice for showings and do not disturb tenants. Spring is around the corner--don't miss this exciting investment opportunity!

3. 2025-11-26
   listed $150,000 Active 598-char remark

   Show marketing remark (598 chars)

   INVESTMENT OPPORTUNITY! This three bedroom, one bathroom home has tenants in place and rents for $900/month. A spacious, open concept living & dining room feels even larger with a vaulted ceiling. Remodeled in 2024 with new HVAC, water heater, bathtub, fixtures, paint, and flooring. Nestled on a large corner lot just outside Hopkinsville in the beautiful and historic Kelly community. Pre-appraised. Lease contract is through January 31, 2027. Please allow 48 hour notice for showings and do not disturb tenants. Spring is around the corner--don't miss this exciting investment opportunity!

4. 2025-03-11
   status Active
5. 2025-03-11
   price $149,000
6. 2024-12-02
   listed $129,000 Active
7. 2024-05-07
   soldstatus $55,000
8. 2024-05-03
   soldstatus $55,000 Closed
9. 2024-05-03
   soldstatus $55,000 Closed
10. 2024-04-15
    historical Active Under Contract
11. 2024-04-15
    status Pending
12. 2024-04-03
    price $99,000
13. 2024-04-03
    price $99,000
14. 2023-10-31
    listed $124,900 Active
15. 2023-10-31
    listed $124,900 Active
16. 2023-04-04
    listed $124,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,349
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,364
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,141/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This three-bedroom, one-bathroom home is in good condition with recent renovations, including new appliances, flooring, and HVAC. It is move-in ready and has tenants in place, making it a solid investment opportunity.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace old appliances with energy-efficient models — Modern appliances improve energy efficiency and appeal to potential buyers/tenants.
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers/tenants.
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal, making the property more attractive at night.
• Both Upgrade flooring in bathrooms — Upgraded flooring in bathrooms can significantly improve the home's value and appeal to potential buyers/tenants.
• Both Add a small outdoor patio or seating area — An outdoor seating area can increase the home's appeal and value, especially for rental properties.
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/tenants.
• Both Add a small outdoor garden or landscaping feature — A small outdoor garden or landscaping feature can enhance the home's curb appeal and value, especially for rental properties.
• Both Install a security system — A security system can improve safety and attract potential buyers/tenants, especially for rental properties.
• Both Add a small outdoor garden or landscaping feature — A small outdoor garden or landscaping feature can enhance the home's curb appeal and value, especially for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace old appliances with energy-efficient models — Modern appliances improve energy efficiency and appeal to potential buyers/tenants. ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal, making the property more attractive at night. ↑
• Both Upgrade flooring in bathrooms — Upgraded flooring in bathrooms can significantly improve the home's value and appeal to potential buyers/tenants. ↑
• Both Add a small outdoor patio or seating area — An outdoor seating area can increase the home's appeal and value, especially for rental properties. ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/tenants. ↑
• Both Add a small outdoor garden or landscaping feature — A small outdoor garden or landscaping feature can enhance the home's curb appeal and value, especially for rental properties. ↑
• Both Install a security system — A security system can improve safety and attract potential buyers/tenants, especially for rental properties. ↑
• Both Add a small outdoor garden or landscaping feature — A small outdoor garden or landscaping feature can enhance the home's curb appeal and value, especially for rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+20.1% since first listed

16 events — show timeline

• 2026-02-04 Relisted — HCTCBOR
• 2025-11-26 Relisted — HCTCBOR
• 2025-11-26 Listed $150,000 HCTCBOR
• 2025-03-11 Relisted — HCTCBOR
• 2025-03-11 Price Changed $149,000 HCTCBOR
• 2024-12-02 Listed $129,000 HCTCBOR
• 2024-05-07 Sold (Public Records) $55,000 Public Records
• 2024-05-03 Sold (MLS) $55,000 HCTCBOR
• 2024-05-03 Sold (MLS) $55,000 REALTRACS as Distributed by MLS Grid
• 2024-04-15 Contingent — HCTCBOR
• 2024-04-15 Pending — REALTRACS as Distributed by MLS Grid
• 2024-04-03 Price Changed $99,000 HCTCBOR
• 2024-04-03 Price Changed $99,000 REALTRACS as Distributed by MLS Grid
• 2023-10-31 Listed $124,900 HCTCBOR
• 2023-10-31 Listed $124,900 REALTRACS as Distributed by MLS Grid
• 2023-04-04 Listed $124,900 HCTCBOR

Property tax history

-64.7%/yr

Latest (2025): $122 · -87.2% YoY. Source: county tax records.