231 Foston Chapel Rd · Hopkinsville, KY 42240

$160,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 28 Days on market

Built 1965 0.90 ac lot Est $200k · 20% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a spacious home on an acre with plenty of trees for shade? Take a look at this home today! It sets in a great location. The home has been freshly painted and cleaned with new flooring in the kitchen and den areas. This would be a great starter home or for retirement. Just enough space inside and out to begin your family and not too much to take care of when you decide to retire. Enjoy coffee on the front porch and grilling and dinner on the covered back patio. Lots of yard for children to play and to entertain your family and friends. Sold higher due to multiple offers

Key facts

• Prominent fireplace
• Covered patio
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• PARTIAL FLOORING REPLACEMENT
• PROMINENT FIREPLACE
• STAINLESS STEEL APPLIANCES
• COVERED PATIO

Property features AI

Exterior

• Parking: Attached garage (1 covered space, 1 total parking space)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Other construction materials; Existing structure
• Exterior features: Approximately 0.9-acre lot

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Other heating; Wall/window cooling unit(s)
• Interior features: Electric range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $126k (21.3% below list).
• Recommended offer: $126k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: crime F, amenities F, commute 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.
• Zoned schools: South Christian Elementary School (math 37% / reading 39%, grade F, #242 of 676 statewide, top 37%, 601 students, 62% FRL); Hopkinsville High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 962 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 252 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $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 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

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 $125,890 (21.3% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $199,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 W 37th St	0.74mi	2/2.0	1,000 (+4%)	0mo	$208,000	$208	55

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: -12.2%
• Equity multiple: 0.55×
• Total profit: $-20,380
• Equity at exit: $23,857

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $4,078
• Equity at exit: $13,834

Cash invested: $44,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$839
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $14

Break-even live

Break-even rent $1,242

Max offer price $160,000

Occupancy floor 94%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4526 Lafayette Rd Unit 3H Hopkinsville, KY	1.0	1.0	650	$1,125	$1.73	44d	1	0.42mi
300 Griffin Gate Dr Hopkinsville, KY	2.0–3.0	2.0	1195	$1,269	$1.06	13d	4	0.46mi
4574 Lafayette Rd Hopkinsville, KY	1.0	1.0	650	$1,125	$1.73	44d	1	0.48mi
710 Sivley Rd Unit 710A Hopkinsville, KY	2.0	1.5	1000	$1,200	$1.20	44d	1	1.16mi
753 Sivley Rd Hopkinsville, KY	2.0	2.0	1080	$1,025	$0.95	21d	1	1.23mi
4287 Fort Campbell Blvd Hopkinsville, KY	1.0–2.0	1.0	686	$1,234	$1.80	13d	1	1.30mi
302 Northwind Dr Unit 1 Hopkinsville, KY	2.0	2.0	1100	$2,200	$2.00	21d	1	1.31mi
302 Northwind Dr Hopkinsville, KY	2.0	2.0	834	$2,200	$2.64	13d	1	1.31mi
7 Koffman Dr Hopkinsville, KY	1.0	1.0	750	$625	$0.83	44d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $160,000 Active 28 DOM
2. 2026-06-17
   days on market $160,000 Active 27 DOM
3. 2026-06-16
   days on market $160,000 Active 26 DOM
4. 2026-06-15
   days on market $160,000 Active 25 DOM
5. 2026-06-14
   days on market $160,000 Active 23 DOM
6. 2026-06-13
   days on market $160,000 Active 22 DOM
7. 2026-06-10
   days on market $160,000 Active 20 DOM
8. 2026-06-09
   days on market $160,000 Active 19 DOM
9. 2026-06-08
   days on market $160,000 Active 18 DOM
10. 2026-06-07
    days on market $160,000 Active 17 DOM
11. 2026-06-02
    days on market $160,000 Active 12 DOM
12. 2026-06-01
    days on market $160,000 Active 11 DOM
13. 2026-05-31
    days on market $160,000 Active 10 DOM
14. 2026-05-30
    days on market $160,000 Active 9 DOM
15. 2026-05-21
    listed $160,000 Active
16. 2026-03-10
    soldstatus $160,000
17. 2021-11-08
    soldstatus $125,000
18. 2021-11-01
    soldstatus $125,000 587-char remark

    Show marketing remark (587 chars)

    Looking for a spacious home on an acre with plenty of trees for shade? Take a look at this home today! It sets in a great location. The home has been freshly painted and cleaned with new flooring in the kitchen and den areas. This would be a great starter home or for retirement. Just enough space inside and out to begin your family and not too much to take care of when you decide to retire. Enjoy coffee on the front porch and grilling and dinner on the covered back patio. Lots of yard for children to play and to entertain your family and friends. Sold higher due to multiple offers

19. 2021-08-10
    listed $120,000 587-char remark

    Show marketing remark (587 chars)

    Looking for a spacious home on an acre with plenty of trees for shade? Take a look at this home today! It sets in a great location. The home has been freshly painted and cleaned with new flooring in the kitchen and den areas. This would be a great starter home or for retirement. Just enough space inside and out to begin your family and not too much to take care of when you decide to retire. Enjoy coffee on the front porch and grilling and dinner on the covered back patio. Lots of yard for children to play and to entertain your family and friends. Sold higher due to multiple offers

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$474/yr (+$39/mo · 52.5%)

ⓘ 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: $15,107
• − Mortgage interest: −$8,962
• − Property taxes: −$902
• − Insurance: −$800
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,655
• Taxable loss: −$2,630
• Est. tax savings @ 24.0%: +$631
• After-tax cash flow: $794/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

+33.3% since first listed

5 events — show timeline

• 2026-05-21 Listed $160,000 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Sold (Public Records) $160,000 Public Records
• 2021-11-08 Sold (Public Records) $125,000 Public Records
• 2021-11-01 Sold (MLS) $125,000 WKRMLS
• 2021-08-10 Listed $120,000 WKRMLS

Property tax history

+7.2%/yr

Latest (2025): $902 · -4.4% YoY. Source: county tax records.