247 Daniel Dr · Madisonville, KY 42431

$129,900

4 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 288 Days on market

Built 1951 8,276 sqft lot Est $160k · 19% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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

Charming 4-bedroom home with classic character and room to grow! Welcome to this inviting 4-bedroom 1.5 bath home that blends timeless charm with modern potential! Nestled behind a wrought iron fence and shaded by mature trees, this cozy residence features a large covered front porch perfect for morning coffee or evenings chats. This home offers comfort, character, and value in one smart package. Being sold ?As Is?

Key facts

• Wrought iron fence
• Mature trees
• 8,276 sq ft lot

Tags

• WROUGHT IRON FENCE
• LARGE COVERED FRONT PORCH
• MATURE TREES

Property features AI

Exterior

• Parking: 1-car garage; Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Composition roof

Interior

• Kitchen: Range; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 quarter bathroom; 1 main-level bathroom
• Heating & cooling: Central air; Window unit(s); Forced air heating; Natural gas heating
• Interior features: Hardwood floors; Ceiling fan(s); Covered patio/porch
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $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 288 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 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 1951 — 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. 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.
6. 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.
7. 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: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $160,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 Daniel Dr	0.00mi	4/2.0	1,512 (0%)	0mo	$96,000	$63	98
631 Silkwood Ave	0.33mi	3/2.0 (-1)	1,500 (-1%)	12mo	$239,000	$159	66
925 Bell Dr	0.47mi	3/2.0 (-1)	1,500 (-1%)	12mo	$228,000	$152	60
179 N Church St	0.46mi	4/2.0	1,384 (-8%)	6mo	$29,000	$21	58
65 Mitchell Hill Dr	0.46mi	3/2.0 (-1)	1,380 (-9%)	5mo	$145,000	$105	53
254 Springlake St	0.73mi	3/2.0 (-1)	1,560 (+3%)	5mo	$165,000	$106	50
192 Oak Hill Dr	0.59mi	3/2.0 (-1)	1,586 (+5%)	9mo	$210,000	$132	50
506 W Arch St	0.44mi	3/2.0 (-1)	1,720 (+14%)	2mo	$204,000	$119	48
789 Pride Ave	0.60mi	3/2.0 (-1)	1,676 (+11%)	2mo	$128,000	$76	45
1101 W Broadway St	0.60mi	4/2.0	1,736 (+15%)	3mo	$89,500	$52	43
647 Pride Ave Dr	0.52mi	3/3.0 (-1)	1,736 (+15%)	2mo	$230,000	$132	38
166 N Seminary St	0.69mi	3/1.0 (-1)	1,338 (-12%)	10mo	$130,000	$97	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,755
• Equity at exit: $19,369

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $14,587
• 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 42431

• Home prices YoY: -15.2%
• Active inventory: 193
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $241

Break-even live

Break-even rent $1,025

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $314	-5% $277	+0% $241	+5% $204	+10% $167
Rent	-10% $136	-5% $188	+0% $241	+5% $293	+10% $346
Rate	-1.0pp $306	-0.5pp $274	base $241	+0.5pp $207	+1.0pp $173

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 30 events

1. 2026-06-16
   days on market $129,900 Active 288 DOM
2. 2026-06-15
   days on market $129,900 Active 287 DOM
3. 2026-06-13
   days on market $129,900 Active 285 DOM
4. 2026-06-12
   days on market $129,900 Active 284 DOM
5. 2026-06-09
   days on market $129,900 Active 281 DOM
6. 2026-06-08
   days on market $129,900 Active 280 DOM
7. 2026-06-07
   days on market $129,900 Active 279 DOM
8. 2026-06-07
   days on market $129,900 Active 278 DOM
9. 2026-06-04
   days on market $129,900 Active 275 DOM
10. 2026-06-02
    days on market $129,900 Active 274 DOM
11. 2026-06-01
    days on market $129,900 Active 273 DOM
12. 2026-05-31
    days on market $129,900 Active 272 DOM
13. 2026-05-31
    days on market $129,900 Active 271 DOM
14. 2026-05-06
    status Active
15. 2026-04-29
    status Pending
16. 2026-04-07
    price $129,900
17. 2026-03-27
    status Active
18. 2026-03-09
    status Pending
19. 2026-03-04
    status Active
20. 2026-02-24
    status Pending
21. 2026-02-06
    price $134,900
22. 2025-09-30
    status Active
23. 2025-09-22
    status Active
24. 2025-08-26
    status Pending
25. 2025-08-07
    price $149,900
26. 2025-07-28
    price $154,900
27. 2025-06-24
    listed $159,900 Active
28. 2024-04-26
    soldstatus $90,000
29. 2009-04-02
    soldstatus $45,500
30. 2002-03-22
    soldstatus $52,000

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$223/yr (+$19/mo · 25.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 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: $15,957
• − Mortgage interest: −$7,276
• − Property taxes: −$894
• − Insurance: −$650
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,779
• Taxable income: $805
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,695/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

+149.8% since first listed

17 events — show timeline

• 2026-05-06 Relisted — MHCBOR
• 2026-04-29 Pending — MHCBOR
• 2026-04-07 Price Changed $129,900 MHCBOR
• 2026-03-27 Relisted — MHCBOR
• 2026-03-09 Pending — MHCBOR
• 2026-03-04 Relisted — MHCBOR
• 2026-02-24 Pending — MHCBOR
• 2026-02-06 Price Changed $134,900 MHCBOR
• 2025-09-30 Relisted — MHCBOR
• 2025-09-22 Relisted — MHCBOR
• 2025-08-26 Pending — MHCBOR
• 2025-08-07 Price Changed $149,900 MHCBOR
• 2025-07-28 Price Changed $154,900 MHCBOR
• 2025-06-24 Listed $159,900 MHCBOR
• 2024-04-26 Sold (Public Records) $90,000 Public Records
• 2009-04-02 Sold (Public Records) $45,500 Public Records
• 2002-03-22 Sold (Public Records) $52,000 Public Records

Property tax history

+21.4%/yr

Latest (2025): $894 · +30.7% YoY. Source: county tax records.