119 N Fowler Ave N · Hopkinsville, KY 42240

$59,900

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 221 Days on market

Built 1976 8,276 sqft lot $115/sqft · 25% below area Est $80k · 25% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Long-Term Renter in Place This 2-bedroom, 1-bath home is a great investment opportunity, featuring a long-term tenant who wishes to remain. Priced to sell, this property offers immediate rental income potential. 24-hour notice required for showings. Property is being sold as-is, where-is, with no warranties expressed or implied.

Key facts

• 8,276 sq ft lot
• Built 1976
• Listed 221 days

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$80,241) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($852 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+6.6%/yr); 256 active listings in the ZIP; 6 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.96%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (median comp): $80,241
• List price: $59,900
• Delta: -25.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.53×
• Total profit: $8,836
• Equity at exit: $8,931

10-year hold

• IRR: 24.3%
• Equity multiple: 3.49×
• Total profit: $41,682
• Equity at exit: $5,179

Cash invested: $16,772 (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: 256
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $852 high
• Mortgage (P&I): −$314
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $240

Break-even live

Break-even rent $548

Max offer price $59,900

Occupancy floor 67%

Sensitivity live

Price	-10% $274	-5% $257	+0% $240	+5% $223	+10% $206
Rent	-10% $173	-5% $207	+0% $240	+5% $274	+10% $308
Rate	-1.0pp $271	-0.5pp $256	base $240	+0.5pp $225	+1.0pp $209

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	15d	1	0.15mi
417 W 15th St Hopkinsville, KY	2.0	1.5	600	$550	$0.92	15d	1	0.69mi
1525 Ferrell St Apt 7 Hopkinsville, KY	1.0	1.0	600	$650	$1.08	45d	1	0.77mi
1525 Ferrell St Unit 1 Hopkinsville, KY	1.0	1.0	600	$625	$1.04	45d	1	0.77mi
1611 S Main St Ste 1 Hopkinsville, KY	1.0	1.0	700	$750	$1.07	15d	1	0.88mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	22d	4	1.25mi

Listing history 14 events

1. 2026-02-14
   status Active 355-char remark

   Show marketing remark (355 chars)

   Investor Special – Long-Term Renter in Place This 2-bedroom, 1-bath home is a great investment opportunity, featuring a long-term tenant who wishes to remain. Priced to sell, this property offers immediate rental income potential. 24-hour notice required for showings. Property is being sold as-is, where-is, with no warranties expressed or implied.

2. 2026-02-06
   status Active 355-char remark

   Show marketing remark (355 chars)

   Investor Special – Long-Term Renter in Place This 2-bedroom, 1-bath home is a great investment opportunity, featuring a long-term tenant who wishes to remain. Priced to sell, this property offers immediate rental income potential. 24-hour notice required for showings. Property is being sold as-is, where-is, with no warranties expressed or implied.

3. 2026-02-05
   historical 355-char remark

   Show marketing remark (355 chars)

   Investor Special – Long-Term Renter in Place This 2-bedroom, 1-bath home is a great investment opportunity, featuring a long-term tenant who wishes to remain. Priced to sell, this property offers immediate rental income potential. 24-hour notice required for showings. Property is being sold as-is, where-is, with no warranties expressed or implied.

4. 2025-10-03
   listed $59,900 Active 355-char remark

   Show marketing remark (355 chars)

   Investor Special – Long-Term Renter in Place This 2-bedroom, 1-bath home is a great investment opportunity, featuring a long-term tenant who wishes to remain. Priced to sell, this property offers immediate rental income potential. 24-hour notice required for showings. Property is being sold as-is, where-is, with no warranties expressed or implied.

5. 2025-10-03
   listed $59,900 Active 355-char remark

   Show marketing remark (355 chars)

   Investor Special – Long-Term Renter in Place This 2-bedroom, 1-bath home is a great investment opportunity, featuring a long-term tenant who wishes to remain. Priced to sell, this property offers immediate rental income potential. 24-hour notice required for showings. Property is being sold as-is, where-is, with no warranties expressed or implied.

6. 2025-08-01
   historical
7. 2025-01-24
   listed $65,000 Active
8. 2025-01-24
   listed $65,000 Active
9. 2023-07-06
   soldstatus $45,000 Closed
10. 2023-06-30
    soldstatus $45,000 Closed
11. 2023-05-11
    historical Active Under Contract
12. 2023-05-09
    historical Active Under Contract
13. 2023-05-03
    listed $45,000 Active
14. 2023-05-03
    listed $45,000 Active

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $515 · $43/mo
• Expected delta: +$190/yr (+$16/mo · 58.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $10,223
• − Mortgage interest: −$3,355
• − Property taxes: −$325
• − Insurance: −$1,097
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,743
• Taxable income: $2,068
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,389/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

+33.1% since first listed

14 events — show timeline

• 2026-02-14 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-06 Relisted — HCTCBOR
• 2026-02-05 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-03 Listed $59,900 HCTCBOR
• 2025-10-03 Listed $59,900 REALTRACS as Distributed by MLS Grid
• 2025-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-01-24 Listed $65,000 HCTCBOR
• 2025-01-24 Listed $65,000 REALTRACS as Distributed by MLS Grid
• 2023-07-06 Sold (MLS) $45,000 REALTRACS as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) $45,000 HCTCBOR
• 2023-05-11 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-05-09 Contingent — HCTCBOR
• 2023-05-03 Listed $45,000 HCTCBOR
• 2023-05-03 Listed $45,000 REALTRACS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $325 · -4.4% YoY. Source: county tax records.