1800 S Virginia St · Hopkinsville, KY 42240

$99,000

4 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 89 Days on market

Built 1912 $62/sqft · 14% below area Est $185k · 46% 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

Looking for a home with charm and character? Look no further—here it is! This spacious 4-bedroom, 2 full bath beauty is ready for new owners. Hardwood flooring runs throughout, and the kitchen has been updated within the last few years. Appliances remain but are not warranted. The main level offers a large formal dining room, a huge living room, and a bedroom on the first floor. The second floor features three bedrooms, one full bath, and a kitchen that could easily be used as an in-law suite. Bonus features include beautiful stained-glass windows, a humongous screened-in porch perfect for relaxing and watching the world go by, a 2-car carport, and additional storage buildings. All of this is situated on a corner lot and within walking distance of downtown. With your personal touch, this could be the perfect home!

Key facts

• Hardwood flooring
• In-law suite
• Formal dining room

Tags

• HARDWOOD FLOORING
• UPDATED KITCHEN
• FORMAL DINING ROOM
• HUGE LIVING ROOM
• IN-LAW SUITE
• STAINED-GLASS WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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: 1.54% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.78%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $184,926
• List price: $99,000
• Delta: -46.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 South Vriginia St	0.06mi	3/1.0 (-1)	1,552 (-3%)	13mo	$130,000	$84	74
1500 S Clay St	0.26mi	4/2.0	1,415 (-12%)	2mo	$225,000	$159	65
1523 Canton St	0.35mi	3/— (-1)	1,700 (+6%)	12mo	$100,000	$59	58
304 Ginnie Ln	0.65mi	4/2.0	1,703 (+6%)	1mo	$200,000	$117	56
418 E 23rd St	0.48mi	3/2.0 (-1)	1,541 (-4%)	12mo	$170,000	$110	55
1907 Oak St	0.53mi	3/2.0 (-1)	1,650 (+3%)	11mo	$220,000	$133	54
30 Echo Rdg	0.37mi	3/2.0 (-1)	1,373 (-14%)	0mo	$292,900	$213	52
345 Irish Cir	0.70mi	3/2.0 (-1)	1,696 (+6%)	3mo	$297,000	$175	47
310 Elton Dr	0.56mi	3/1.5 (-1)	1,820 (+14%)	1mo	$215,000	$118	45
305 Jessie Ave	0.63mi	4/2.0	1,516 (-5%)	19mo	$150,000	$99	44
2307 S Walnut St	0.44mi	3/2.0 (-1)	1,435 (-10%)	15mo	$60,000	$42	43
311 Ginnie Ln	0.71mi	3/2.0 (-1)	1,468 (-8%)	8mo	$209,900	$143	40

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: 19.7%
• Equity multiple: 1.84×
• Total profit: $23,210
• Equity at exit: $14,761

10-year hold

• IRR: 30.3%
• Equity multiple: 4.20×
• Total profit: $88,725
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $526

Break-even live

Break-even rent $854

Max offer price $99,000

Occupancy floor 60%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1523 Canton St Hopkinsville, KY	3.0	2.0	1700	$1,550	$0.91	43d	1	0.34mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	21d	1	0.64mi
1604 A E 9th St Hopkinsville, KY	3.0	1.0	1782	$1,250	$0.70	43d	1	1.17mi
106 Sherwood Dr Hopkinsville, KY	4.0	1.5	1600	$1,500	$0.94	13d	1	1.32mi

Listing history 14 events

1. 2026-05-05
   status Pending 831-char remark

   Show marketing remark (831 chars)

   Looking for a home with charm and character? Look no further—here it is! This spacious 4-bedroom, 2 full bath beauty is ready for new owners. Hardwood flooring runs throughout, and the kitchen has been updated within the last few years. Appliances remain but are not warranted. The main level offers a large formal dining room, a huge living room, and a bedroom on the first floor. The second floor features three bedrooms, one full bath, and a kitchen that could easily be used as an in-law suite. Bonus features include beautiful stained-glass windows, a humongous screened-in porch perfect for relaxing and watching the world go by, a 2-car carport, and additional storage buildings. All of this is situated on a corner lot and within walking distance of downtown. With your personal touch, this could be the perfect home!

2. 2026-04-09
   price $99,000 831-char remark

   Show marketing remark (831 chars)

   Looking for a home with charm and character? Look no further—here it is! This spacious 4-bedroom, 2 full bath beauty is ready for new owners. Hardwood flooring runs throughout, and the kitchen has been updated within the last few years. Appliances remain but are not warranted. The main level offers a large formal dining room, a huge living room, and a bedroom on the first floor. The second floor features three bedrooms, one full bath, and a kitchen that could easily be used as an in-law suite. Bonus features include beautiful stained-glass windows, a humongous screened-in porch perfect for relaxing and watching the world go by, a 2-car carport, and additional storage buildings. All of this is situated on a corner lot and within walking distance of downtown. With your personal touch, this could be the perfect home!

3. 2026-03-11
   price $108,000 831-char remark

   Show marketing remark (831 chars)

   Looking for a home with charm and character? Look no further—here it is! This spacious 4-bedroom, 2 full bath beauty is ready for new owners. Hardwood flooring runs throughout, and the kitchen has been updated within the last few years. Appliances remain but are not warranted. The main level offers a large formal dining room, a huge living room, and a bedroom on the first floor. The second floor features three bedrooms, one full bath, and a kitchen that could easily be used as an in-law suite. Bonus features include beautiful stained-glass windows, a humongous screened-in porch perfect for relaxing and watching the world go by, a 2-car carport, and additional storage buildings. All of this is situated on a corner lot and within walking distance of downtown. With your personal touch, this could be the perfect home!

4. 2026-02-06
   listed $118,000 Active 831-char remark

   Show marketing remark (831 chars)

   Looking for a home with charm and character? Look no further—here it is! This spacious 4-bedroom, 2 full bath beauty is ready for new owners. Hardwood flooring runs throughout, and the kitchen has been updated within the last few years. Appliances remain but are not warranted. The main level offers a large formal dining room, a huge living room, and a bedroom on the first floor. The second floor features three bedrooms, one full bath, and a kitchen that could easily be used as an in-law suite. Bonus features include beautiful stained-glass windows, a humongous screened-in porch perfect for relaxing and watching the world go by, a 2-car carport, and additional storage buildings. All of this is situated on a corner lot and within walking distance of downtown. With your personal touch, this could be the perfect home!

5. 2022-08-10
   soldstatus $190,000
6. 2022-07-22
   soldstatus $190,000 399-char remark

   Show marketing remark (399 chars)

   Beautiful two-story home sits on a corner lot with a huge screened-in front porch ready for you to enjoy while sipping your morning coffee. The beautiful hardwood floors and cozy fireplaces lend to the home's charm. Four large bedrooms, dining room that could be an office or another bedroom, remodeled main floor bathroom, gorgeous stained glass window, fenced yard, carport, and storage buildings.

7. 2022-04-08
   listed $195,900 399-char remark

   Show marketing remark (399 chars)

   Beautiful two-story home sits on a corner lot with a huge screened-in front porch ready for you to enjoy while sipping your morning coffee. The beautiful hardwood floors and cozy fireplaces lend to the home's charm. Four large bedrooms, dining room that could be an office or another bedroom, remodeled main floor bathroom, gorgeous stained glass window, fenced yard, carport, and storage buildings.

8. 2022-03-31
   soldstatus $130,000
9. 2021-08-03
   soldstatus $108,000
10. 2021-07-30
    soldstatus $108,000
11. 2021-07-30
    soldstatus $108,000
12. 2021-06-22
    listed $116,000
13. 2021-06-16
    listed $116,000
14. 2009-03-11
    soldstatus $68,000

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 20 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: $18,242
• − Mortgage interest: −$5,546
• − Property taxes: −$1,372
• − Insurance: −$495
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$2,880
• Taxable income: $5,031
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $5,107/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

+45.6% since first listed

14 events — show timeline

• 2026-05-05 Pending — HCTCBOR
• 2026-04-09 Price Changed $99,000 HCTCBOR
• 2026-03-11 Price Changed $108,000 HCTCBOR
• 2026-02-06 Listed $118,000 HCTCBOR
• 2022-08-10 Sold (Public Records) $190,000 Public Records
• 2022-07-22 Sold (MLS) $190,000 HCTCBOR
• 2022-04-08 Listed $195,900 HCTCBOR
• 2022-03-31 Sold (Public Records) $130,000 Public Records
• 2021-08-03 Sold (Public Records) $108,000 Public Records
• 2021-07-30 Sold (MLS) $108,000 REALTRACS as Distributed by MLS Grid
• 2021-07-30 Sold (MLS) $108,000 HCTCBOR
• 2021-06-22 Listed $116,000 REALTRACS as Distributed by MLS Grid
• 2021-06-16 Listed $116,000 HCTCBOR
• 2009-03-11 Sold (Public Records) $68,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,372 · -4.4% YoY. Source: county tax records.