1645 Hannibal Dr · Oak Grove, KY 42262

$175,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 4 Days on market

Built 2002 9,583 sqft lot Est $189k · 8% under

---

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).

• Cash flow +12.0/30.0
• ARV discount +10.9/15.0
• Appreciation +5.4/10.0
• DSCR +3.5/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Welcome Home! Sitting on a quite dead end street with a wonderful fenced yard backing up to a empty field. All appliance convey along with the sheds. Level yard and wonderful patio for outside entertaining. This home is a must see. Did I mention there will be new wood laminate flooring in the livingroom and carpet in the bedooms? Come take a look.

Key facts

• New hvac
• Front porch
• Great location

Tags

• FENCED BACKYARD
• NEW HVAC
• NEW ROOF
• FRONT PORCH
• GREAT LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.22 acres

Exterior

• Parking: No designated covered parking; No recorded total parking spaces
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Existing structure
• Exterior features: Covered porch; Patio; Chain link fencing

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms (all on the main level); Bedroom sizes: 12 x 14, 11 x 13, 10 x 10
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Great room; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-42 ($-502/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.4% below list).
• Recommended offer: $129k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Oak Grove — 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 57/100 on livability (#445 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: Pembroke Elementary School (math 36% / reading 39%, grade F, #251 of 676 statewide, top 37%, 660 students, 64% FRL); Hopkinsville Middle School (math 32% / reading 36%, grade F, #103 of 217 statewide, top 48%, 549 students, 67% FRL); Hopkinsville High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 962 students, 60% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents flat; 87 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (0.9% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

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 $128,775 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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?
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: 0.74% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $189,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1646 Hannibal Dr	0.03mi	3/1.0	1,087 (+6%)	1mo	$140,000	$129	87
1957 Timberline Cir	0.09mi	3/2.0	1,050 (+2%)	1mo	$180,000	$171	87
1905 Timberline Cir	0.20mi	3/2.0	1,020 (-0%)	5mo	$170,000	$167	81
2009 Timberline Cir	0.21mi	3/2.0	1,000 (-2%)	3mo	$185,500	$186	80
1637 Hannibal Dr	0.08mi	2/2.0 (-1)	968 (-6%)	6mo	$130,900	$135	74
414 Pacific Ave	0.67mi	3/1.0	1,000 (-2%)	0mo	$185,000	$185	65
213 Bob White Trl	0.30mi	3/2.0	1,120 (+9%)	3mo	$205,000	$183	64
930 Arrow Cir	0.48mi	3/1.5	1,100 (+7%)	0mo	$229,900	$209	63
121 Oak Tree Dr	0.45mi	3/2.0	1,125 (+10%)	0mo	$212,500	$189	58
102 Pappy Dr	0.56mi	3/2.0	1,104 (+8%)	3mo	$219,500	$199	54
202 Ruf Dr	0.56mi	3/2.0	1,120 (+9%)	0mo	$179,900	$161	54
300 Hunter Owens Ct	0.62mi	3/2.0	1,150 (+12%)	3mo	$225,000	$196	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.88% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.91×
• Total profit: $-4,237
• Equity at exit: $58,640

10-year hold

• IRR: 1.7%
• Equity multiple: 1.20×
• Total profit: $9,727
• Equity at exit: $77,081

Cash invested: $49,000 (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 42262

• Home prices YoY: 0.3%
• Rents YoY: 0.0%
• Active inventory: 87
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$918
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-42

Break-even live

Break-even rent $1,341

Max offer price $167,614

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $8	+0% $-42	+5% $-91	+10% $-141
Rent	-10% $-144	-5% $-93	+0% $-42	+5% $9	+10% $60
Rate	-1.0pp $46	-0.5pp $3	base $-42	+0.5pp $-87	+1.0pp $-133

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 Poppy Seed Dr Oak Grove, KY	2.0	1.0	1000	$1,125	$1.12	15d	1	0.07mi
1808 Harbor Dr Oak Grove, KY	3.0	2.0	1056	$1,250	$1.18	23d	1	0.19mi
1331 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	900	$1,295	$1.44	45d	1	0.27mi
1539 Hugh Hunter Rd Oak Grove, KY	2.0	1.0	775	$900	$1.16	45d	1	0.33mi
307 Pappy Dr Oak Grove, KY	3.0	2.0	1153	$1,450	$1.26	23d	1	0.55mi
307 Pappy Dr Oak Grove, KY	3.0	2.0	1153	$1,450	$1.26	15d	1	0.55mi
104 Pepper Ct Oak Grove, KY	3.0	2.0	1000	$1,285	$1.28	45d	1	0.55mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	15d	1	0.59mi
907 Desota Ln Oak Grove, KY	4.0	2.0	1423	$1,895	$1.33	45d	1	0.59mi
136 New Gritton Ave Oak Grove, KY	3.0	1.0	1060	$1,000	$0.94	23d	1	0.60mi
110 Brandi Ct Oak Grove, KY	3.0	2.5	1467	$1,425	$0.97	23d	1	0.71mi
1037 Summerhaven Rd Clarksville, TN	3.0	2.5	1480	$1,850	$1.25	15d	1	0.74mi
326 Atlantic Ave Oak Grove, KY	3.0	2.0	1080	$1,325	$1.23	15d	1	0.78mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	45d	1	0.79mi
323 Atlantic Ave Oak Grove, KY	3.0	2.0	1099	$1,400	$1.27	15d	1	0.79mi
925 Tiny Town Rd Clarksville, TN	2.0	1.0–1.5	1052	$1,250	$1.19	15d	1	0.79mi
1088 Pembroke Oak Grove Rd Unit 21 Oak Grove, KY	2.0	1.5	1000	$850	$0.85	45d	1	0.85mi
1108 Pembroke Oak Grove Rd Apt 19 Oak Grove, KY	2.0	1.5	1000	$1,245	$1.25	45d	1	0.85mi
607 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$900	$0.80	45d	1	0.91mi
615 Kerri Ln Oak Grove, KY	3.0	2.0	1120	$825	$0.74	45d	1	0.92mi
551 Syracuse Dr Unit B Clarksville, TN	2.0	1.5	1000	$1,100	$1.10	23d	1	0.94mi
3301 Royster Ln Clarksville, TN	2.0	1.0	900	$950	$1.06	23d	1	0.94mi
703 Trevor Ln Oak Grove, KY	3.0	2.0	1120	$850	$0.76	23d	1	0.95mi
611 Artic Ave Oak Grove, KY	3.0	1.0	950	$1,200	$1.26	15d	1	0.96mi
276 Hugh Hunter Rd Oak Grove, KY	3.0	2.0	1040	$1,600	$1.54	23d	1	0.96mi
721 Trevor Ln Oak Grove, KY	3.0	2.0	1020	$925	$0.91	23d	1	0.96mi
102 Meadow Ln Unit A Oak Grove, KY	2.0	1.5	1100	$1,100	$1.00	23d	1	0.97mi
205 Anthony Ln Unit 21 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	15d	1	0.97mi
822 Monroe Ln Oak Grove, KY	3.0	2.0	1000	$875	$0.88	23d	1	0.99mi
38 Patricia Ln Unit 38 Oak Grove, KY	2.0	1.0	1000	$825	$0.82	23d	1	1.00mi
621 Tiny Town Rd Clarksville, TN	2.0	1.0	950	$1,516	$1.60	15d	1	1.00mi
268 Golden Pond Ave Oak Grove, KY	3.0	2.0	1137	$1,475	$1.30	45d	1	1.00mi
630 Artic Ave Oak Grove, KY	3.0	2.0	1080	$1,275	$1.18	45d	1	1.00mi
815 Monroe Ln Oak Grove, KY	3.0	2.0	1120	$875	$0.78	15d	1	1.01mi
3415 Oak Lawn Dr Unit 1234446P Clarksville, TN	3.0	2.0	1022	$2,685	$2.63	23d	1	1.02mi
615 Tiny Town Rd Clarksville, TN	2.0	2.5	1100	$1,400	$1.27	15d	3	1.04mi
1140 Timothy Ave Oak Grove, KY	3.0	2.0	968	$1,610	$1.66	23d	1	1.07mi
558 Oakmont Dr Clarksville, TN	3.0	2.0	1104	$1,450	$1.31	23d	1	1.10mi
551 Fox Trot Dr Clarksville, TN	3.0	2.5	1310	$1,550	$1.18	15d	1	1.11mi
556 Oakmont Dr Clarksville, TN	3.0	2.0	1080	$2,399	$2.22	23d	1	1.12mi

Listing history 3 events

1. 2026-06-21
   days on market $175,000 Active 4 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $175,000 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: $822 · $68/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$683/yr (+$57/mo · 83.1%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,453
• − Mortgage interest: −$9,803
• − Property taxes: −$822
• − Insurance: −$875
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$5,091
• Taxable loss: −$3,610
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $365/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 — Oak Grove

• Score: 57/100
• State rank: #445
• US rank: #21938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, KY
• County: Christian County · 51,080 people
• City population: 9,665
• Metro: Clarksville, TN-KY
• Population (ZIP): 9,665
• Household income: $51,975
• Rent vs Own: 58.9% rent · 41.1% own
• Severe rent burden: 485.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 19% Two or more races 15% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3%
• Common ancestry: Italian 4% Polish 4% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · German/W. Germanic 10% Spanish 4% Other Asian/Pacific 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: ▲ 0.88%
• Current HPI: 264.8628
• Rent YoY: ▬ 0.03%
• 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

+113.4% since first listed

5 events — show timeline

• 2026-06-17 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2019-01-07 Sold (Public Records) $80,000 Public Records
• 2019-01-02 Sold (MLS) $80,000 REALTRACS as Distributed by MLS Grid
• 2018-07-20 Listed $78,000 REALTRACS as Distributed by MLS Grid
• 2008-05-16 Sold (Public Records) $82,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $822 · -3.9% YoY. Source: county tax records.