655 W Broadway St · Madisonville, KY 42431

$57,250

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 7 Days on market

Built 1940 0.25 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Property – Great Potential! This 2-bedroom, 1-bath home sits on a 0.25-acre lot along a paved street, offering convenience and accessibility. Features include: Attached carport, Detached storage building, Spacious lot with room to improve Perfect for investors looking for their next rental or renovation project!

Key facts

• Attached carport
• Spacious lot
• 0.25 acre lot

Tags

• ATTACHED CARPORT
• DETACHED STORAGE BUILDING
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Composition roof; Quarter-acre lot

Interior

• Kitchen: Range; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Range; Electric range; Refrigerator; Gas water heater
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Cap rate 17.5% vs local median 4.0% in Madisonville — 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 72/100 on livability (#132 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hopkins County (town): math 27% / reading 43% proficiency, ranked #65 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 193 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 $396 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $57,250

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.15%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $153,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 Woodson Ave	0.54mi	1/1.0 (-1)	1,236 (-3%)	1mo	$120,000	$97	64
325 Pride Ave	0.56mi	2/1.0	1,199 (-6%)	5mo	$45,000	$38	60
672 Westside Ave	0.52mi	3/2.0 (+1)	1,328 (+4%)	0mo	$162,000	$122	59
65 Mitchell Hill Dr	0.32mi	3/2.0 (+1)	1,380 (+8%)	5mo	$145,000	$105	58
20 Bartlett Dr	0.42mi	3/2.0 (+1)	1,174 (-8%)	3mo	$190,000	$162	56
311 S Madison Ave	0.40mi	2/2.0	1,458 (+15%)	2mo	$165,000	$113	52
751 Boone Dr	0.73mi	3/2.0 (+1)	1,212 (-5%)	1mo	$162,000	$134	48
233 Hopewell St	0.60mi	2/1.0	1,109 (-13%)	5mo	$90,000	$81	47
616 Victoria St	0.69mi	3/1.0 (+1)	1,158 (-9%)	2mo	$15,000	$13	46
21 West Lake St	0.67mi	2/2.0	1,120 (-12%)	1mo	$145,000	$129	44
665 Echo Ln	0.56mi	3/2.0 (+1)	1,428 (+12%)	0mo	$173,363	$121	44
423 S Madison	0.45mi	3/2.0 (+1)	1,450 (+14%)	3mo	$215,000	$148	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: 36.5%
• Equity multiple: 2.55×
• Total profit: $24,864
• Equity at exit: $8,536

10-year hold

• IRR: 43.2%
• Equity multiple: 5.09×
• Total profit: $65,564
• Equity at exit: $4,950

Cash invested: $16,030 (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 42431

• Home prices YoY: -15.2%
• Active inventory: 193
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$300
• Tax from tax record: −$16 /mo · $194/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $536

Break-even live

Break-even rent $431

Max offer price $57,250

Occupancy floor 47%

Sensitivity live

Price	-10% $569	-5% $553	+0% $536	+5% $520	+10% $504
Rent	-10% $449	-5% $492	+0% $536	+5% $580	+10% $624
Rate	-1.0pp $565	-0.5pp $551	base $536	+0.5pp $521	+1.0pp $506

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: $14,312
• Closing costs: $1,718
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-12
   status $57,250 Pending 7 DOM
2. 2026-06-09
   days on market $57,250 Active 7 DOM
3. 2026-06-08
   days on market $57,250 Active 6 DOM
4. 2026-06-07
   days on market $57,250 Active 5 DOM
5. 2026-06-07
   days on market $57,250 Active 4 DOM
6. 2026-06-03
   remarks 324-char remark
7. 2026-06-03
   listed $57,250 Active 1 DOM

ⓘ 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: $194 · $16/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$299/yr (+$25/mo · 154.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,314
• − Mortgage interest: −$3,207
• − Property taxes: −$194
• − Insurance: −$286
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$1,665
• Taxable income: $5,832
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,036/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: Hopkins County
• NCES district ID: 2102860
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $42,436
• Composite: 29.56/100
• National rank: #6488
• State rank: #65 of 165 in KY

Livability — Madisonville

• Score: 72/100
• State rank: #132
• US rank: #6200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madisonville, KY
• City population: 27,095
• Population (ZIP): 27,095

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -39.52%
• Current HPI: 220.2269
• 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

1 event — show timeline

• 2026-06-02 Listed $57,250 MHCBOR

Property tax history

+9.2%/yr

Latest (2025): $194 · -0.1% YoY. Source: county tax records.