403 S Cleveland Ave · Hopkinsville, KY 42240

$129,900

2 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 17 Days on market

Built 1950 6,969 sqft lot

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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).

• Cash flow +13.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled inside and out! You are going to love this doll house with beautiful laminate and tile flooring throughout. New hickory kitchen cabinets, countertops. Bathroom with lovely tile flooring , new vanity, and tiled surrounding bathtub. New siding, roof, light fixtures. Updated windows, fenced back yard. A must see!

Key facts

• 6,969 sq ft lot
• Built 1950
• Listed 16 days

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: No covered parking; No designated parking spaces reported
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Shingle roof; Block foundation; Existing (year built not specified)
• Exterior features: Privacy fencing; Lot about 0.16 acre

Interior

• Kitchen: Electric oven and range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Heat pump; Central air (electric)
• Interior features: Electric oven and electric range; Dishwasher; Microwave; Refrigerator; Laminate flooring; Crawl space basement; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-2 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (22.4% below list).
• Recommended offer: $101k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Martin Luther King Jr. Elementary School (math 20% / reading 19%, grade F, #572 of 676 statewide, top 88%, 580 students, 80% FRL); Christian County Middle School (math 21% / reading 40%, grade F, #143 of 217 statewide, top 67%, 650 students, 69% FRL); Christian County High School (math 20% / reading 36%, grade F, #151 of 254 statewide, top 61%, 1,187 students, 67% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 255 active listings in the ZIP; 30 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

• 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.
• 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 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $100,765 (22.4% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $72,996
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 N Jessup Ave	0.23mi	3/1.5 (+1)	1,120 (+1%)	15mo	$135,000	$121	68
125 Sarah Ave	0.40mi	2/1.0	1,008 (-9%)	1mo	$60,000	$60	66
111 N Kentucky Ave	0.29mi	2/1.0	1,031 (-7%)	15mo	$54,000	$52	63
1701 Tennessee Ave	0.56mi	3/2.0 (+1)	1,110 (+0%)	14mo	$169,000	$152	53
814 E 4th St	0.70mi	3/2.0 (+1)	1,152 (+4%)	2mo	$153,000	$133	49
308 E 14th St	0.50mi	1/1.0 (-1)	1,056 (-4%)	19mo	$70,000	$66	48
1309 Phelps Ave	0.36mi	3/2.0 (+1)	1,201 (+9%)	15mo	$162,000	$135	47
1604 S Clay St	0.60mi	2/2.0	1,128 (+2%)	21mo	$33,000	$29	47
119 S Kentucky Ave	0.25mi	2/1.0	942 (-15%)	21mo	$50,000	$53	46

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-17,460
• Equity at exit: $19,369

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,172
• 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 42240

• Home prices YoY: -17.5%
• Rents YoY: 6.6%
• Active inventory: 255
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$681
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-2

Break-even live

Break-even rent $1,011

Max offer price $129,464

Occupancy floor 95%

Sensitivity live

Price	-10% $71	-5% $34	+0% $-2	+5% $-39	+10% $-76
Rent	-10% $-82	-5% $-42	+0% $-2	+5% $37	+10% $77
Rate	-1.0pp $63	-0.5pp $31	base $-2	+0.5pp $-36	+1.0pp $-70

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: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Sylvia St Hopkinsville, KY	2.0	1.0	768	$800	$1.04	15d	1	0.26mi
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	23d	1	0.32mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	15d	1	0.41mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	45d	1	0.52mi
1611 S Main St Ste 1 Hopkinsville, KY	1.0	1.0	700	$750	$1.07	15d	1	0.52mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	23d	1	0.68mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	45d	1	0.75mi
1937 High St Hopkinsville, KY	2.0	1.0	850	$950	$1.12	45d	1	0.78mi
1937 High St Unit 1 Hopkinsville, KY	2.0	1.0	850	$950	$1.12	23d	1	0.78mi
1935 High St Hopkinsville, KY	2.0	1.0	850	$850	$1.00	45d	1	0.80mi
201 Thornton Ct Hopkinsville, KY	1.0–2.0	1.0	800	$1,000	$1.25	23d	2	0.85mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	23d	4	0.90mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	23d	1	0.97mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	23d	1	1.02mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	45d	1	1.02mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	45d	1	1.02mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	23d	1	1.02mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	15d	1	1.04mi
605 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,625	$1.53	23d	1	1.05mi
607 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,600	$1.51	45d	1	1.06mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	23d	1	1.17mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	45d	1	1.20mi
836 E 21st St Unit A Hopkinsville, KY	2.0	1.0	850	$1,025	$1.21	45d	1	1.22mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	15d	21	1.27mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	45d	1	1.28mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	23d	1	1.28mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	23d	1	1.32mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	23d	1	1.39mi
405 S Wooldridge Rd Hopkinsville, KY	2.0	1.0	1020	$900	$0.88	23d	1	1.40mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	15d	1	1.40mi

Listing history 19 events

1. 2026-06-21
   days on market $129,900 Active 17 DOM
2. 2026-06-18
   days on market $129,900 Active 14 DOM
3. 2026-06-17
   days on market $129,900 Active 13 DOM
4. 2026-06-16
   days on market $129,900 Active 12 DOM
5. 2026-06-15
   days on market $129,900 Active 11 DOM
6. 2026-06-14
   days on market $129,900 Active 9 DOM
7. 2026-06-13
   days on market $129,900 Active 8 DOM
8. 2026-06-10
   days on market $129,900 Active 6 DOM
9. 2026-06-09
   days on market $129,900 Active 5 DOM
10. 2026-06-08
    days on market $129,900 Active 4 DOM
11. 2026-06-07
    remarks 509-char remark
12. 2026-06-07
    statusdays on market $129,900 Active 3 DOM
13. 2026-06-02
    days on market $129,900 Coming Soon 9 DOM
14. 2026-06-01
    days on market $129,900 Coming Soon 8 DOM
15. 2026-05-31
    days on market $129,900 Coming Soon 7 DOM
16. 2026-05-30
    days on market $129,900 Coming Soon 6 DOM
17. 2026-05-24
    historical $129,900
18. 2021-12-30
    soldstatus $105,000 334-char remark

    Show marketing remark (334 chars)

    Beautifully remodeled inside and out! You are going to love this doll house with beautiful laminate and tile flooring throughout. New hickory kitchen cabinets, countertops. Bathroom with lovely tile flooring , new vanity, and tiled surrounding bathtub. New siding, roof, light fixtures. Updated windows, fenced back yard. A must see!

19. 2021-12-08
    listed $119,000 334-char remark

    Show marketing remark (334 chars)

    Beautifully remodeled inside and out! You are going to love this doll house with beautiful laminate and tile flooring throughout. New hickory kitchen cabinets, countertops. Bathroom with lovely tile flooring , new vanity, and tiled surrounding bathtub. New siding, roof, light fixtures. Updated windows, fenced back yard. A must see!

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$359/yr (+$30/mo · 47.4%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,092
• − Mortgage interest: −$7,276
• − Property taxes: −$758
• − Insurance: −$650
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,779
• Taxable loss: −$2,306
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $524/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

+9.2% since first listed

3 events — show timeline

• 2026-05-24 Coming Soon $129,900 REALTRACS as Distributed by MLS Grid
• 2021-12-30 Sold (MLS) $105,000 HCTCBOR
• 2021-12-08 Listed $119,000 HCTCBOR

Property tax history

+13.4%/yr

Latest (2025): $758 · -4.4% YoY. Source: county tax records.