412 W 2nd St · Hopkinsville, KY 42240

$60,000

2 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 147 Days on market

Built 1970 6,098 sqft lot $50/sqft · 19% below area Est $74k · 19% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Two-story home offering a renovation opportunity in close proximity to downtown. Some renovations have been started; however, the home remains unfinished and will require additional work. Seller discloses the property sustained a fire in the past. Property currently has temporary electrical service, and water service is not active. No permits were obtained for improvements. Property is being sold AS IS, WHERE IS, with no warranties or representations expressed or implied by Seller. Year built is unknown. The year shown is approximate and is not guaranteed. All information deemed reliable but not guaranteed. Buyer to verify all information, including year built, square footage, condition, zoning, permitted use, utility availability, repairs, and suitability for Buyer’s intended use.

Key facts

• 6,098 sq ft lot
• Built 1970
• Listed 147 days

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 $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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); 252 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $415 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1970 — 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. 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?
6. 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?
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: 1.72% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.55%
• DSCR: 2.45
• GRM: 4.9

CMA / ARV

• ARV (median comp): $74,177
• List price: $60,000
• Delta: -19.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 N Jessup Ave	0.13mi	3/1.5 (+1)	1,120 (-6%)	15mo	$135,000	$121	64
509 S Cleveland Ave	0.16mi	2/2.0	1,354 (+13%)	12mo	$127,000	$94	57
1309 Phelps Ave	0.46mi	3/2.0 (+1)	1,201 (+0%)	15mo	$162,000	$135	57
111 N Kentucky Ave	0.25mi	2/1.0	1,031 (-14%)	15mo	$54,000	$52	53
814 E 4th St	0.73mi	3/2.0 (+1)	1,152 (-4%)	2mo	$153,000	$133	49
30 Echo Rdg	0.43mi	3/2.0 (+1)	1,373 (+15%)	0mo	$292,900	$213	46
617 Richard St	0.73mi	2/1.0	1,336 (+12%)	10mo	$75,000	$56	38
1701 Tennessee Ave	0.65mi	3/2.0 (+1)	1,110 (-7%)	14mo	$169,000	$152	36
1604 S Clay St	0.70mi	2/2.0	1,128 (-6%)	21mo	$33,000	$29	36
308 E 14th St	0.59mi	1/1.0 (-1)	1,056 (-12%)	19mo	$70,000	$66	32
609 W 17th St W	0.66mi	3/2.0 (+1)	1,350 (+13%)	18mo	$185,000	$137	24

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: 31.4%
• Equity multiple: 2.38×
• Total profit: $23,157
• Equity at exit: $8,946

10-year hold

• IRR: 40.4%
• Equity multiple: 5.44×
• Total profit: $74,584
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$315
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $456

Break-even live

Break-even rent $452

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Sylvia St Hopkinsville, KY	2.0	1.0	768	$800	$1.04	13d	1	0.35mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	13d	1	0.36mi
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	21d	1	0.44mi
1611 S Main St Ste 1 Hopkinsville, KY	1.0	1.0	700	$750	$1.07	13d	1	0.66mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.66mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	21d	1	0.82mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.89mi
1937 High St Hopkinsville, KY	2.0	1.0	850	$950	$1.12	44d	1	0.91mi
1937 High St Unit 1 Hopkinsville, KY	2.0	1.0	850	$950	$1.12	21d	1	0.91mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	13d	1	0.92mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	44d	1	0.92mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	44d	1	0.92mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	0.92mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	0.92mi
1935 High St Hopkinsville, KY	2.0	1.0	850	$850	$1.00	44d	1	0.93mi
605 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,625	$1.53	21d	1	0.96mi
607 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,600	$1.51	44d	1	0.96mi
201 Thornton Ct Hopkinsville, KY	1.0–2.0	1.0	800	$1,000	$1.25	21d	2	0.98mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	21d	4	1.03mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	21d	1	1.07mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	44d	1	1.17mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	21d	1	1.17mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	21d	1	1.30mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	1.33mi
836 E 21st St Unit A Hopkinsville, KY	2.0	1.0	850	$1,025	$1.21	44d	1	1.36mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	21d	1	1.39mi
617 Vass Ln Hopkinsville, KY	3.0	2.0	1040	$1,150	$1.11	13d	1	1.39mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	13d	21	1.40mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	13d	1	1.42mi
624 Vass Ln Hopkinsville, KY	2.0	1.0	836	$925	$1.11	44d	1	1.43mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	21d	1	1.46mi
405 S Wooldridge Rd Hopkinsville, KY	2.0	1.0	1020	$900	$0.88	21d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 147 DOM
2. 2026-06-17
   days on market $60,000 Active 146 DOM
3. 2026-06-16
   days on market $60,000 Active 145 DOM
4. 2026-06-15
   days on market $60,000 Active 144 DOM
5. 2026-06-14
   days on market $60,000 Active 142 DOM
6. 2026-06-13
   days on market $60,000 Active 141 DOM
7. 2026-06-10
   days on market $60,000 Active 139 DOM
8. 2026-06-09
   days on market $60,000 Active 138 DOM
9. 2026-06-08
   days on market $60,000 Active 137 DOM
10. 2026-06-07
    days on market $60,000 Active 136 DOM
11. 2026-06-02
    days on market $60,000 Active 131 DOM
12. 2026-06-01
    days on market $60,000 Active 130 DOM
13. 2026-05-31
    days on market $60,000 Active 129 DOM
14. 2026-05-30
    days on market $60,000 Active 128 DOM
15. 2026-02-18
    price $60,000 803-char remark

    Show marketing remark (803 chars)

    Two-story home offering a renovation opportunity in close proximity to downtown. Some renovations have been started; however, the home remains unfinished and will require additional work. Seller discloses the property sustained a fire in the past. Property currently has temporary electrical service, and water service is not active. No permits were obtained for improvements. Property is being sold AS IS, WHERE IS, with no warranties or representations expressed or implied by Seller. Year built is unknown. The year shown is approximate and is not guaranteed. All information deemed reliable but not guaranteed. Buyer to verify all information, including year built, square footage, condition, zoning, permitted use, utility availability, repairs, and suitability for Buyer’s intended use.

16. 2026-01-23
    listed $75,000 Active 803-char remark

    Show marketing remark (803 chars)

    Two-story home offering a renovation opportunity in close proximity to downtown. Some renovations have been started; however, the home remains unfinished and will require additional work. Seller discloses the property sustained a fire in the past. Property currently has temporary electrical service, and water service is not active. No permits were obtained for improvements. Property is being sold AS IS, WHERE IS, with no warranties or representations expressed or implied by Seller. Year built is unknown. The year shown is approximate and is not guaranteed. All information deemed reliable but not guaranteed. Buyer to verify all information, including year built, square footage, condition, zoning, permitted use, utility availability, repairs, and suitability for Buyer’s intended use.

17. 2023-04-27
    soldstatus $35,000
18. 2021-02-14
    historical 31-char remark

    Show marketing remark (31 chars)

    HOME IS IN NEED OF TOTAL REHAB.

19. 2020-03-13
    listed $34,900 31-char remark

    Show marketing remark (31 chars)

    HOME IS IN NEED OF TOTAL REHAB.

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$303/yr (+$25/mo · 142.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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 8% 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: $12,351
• − Mortgage interest: −$3,361
• − Property taxes: −$213
• − Insurance: −$300
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$1,745
• Taxable income: $4,756
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $4,327/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

+71.9% since first listed

5 events — show timeline

• 2026-02-18 Price Changed $60,000 REALTRACS as Distributed by MLS Grid
• 2026-01-23 Listed $75,000 REALTRACS as Distributed by MLS Grid
• 2023-04-27 Sold (Public Records) $35,000 Public Records
• 2021-02-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2020-03-13 Listed $34,900 REALTRACS as Distributed by MLS Grid

Property tax history

+5.8%/yr

Latest (2025): $213 · -4.4% YoY. Source: county tax records.