6670 Newstead Rd · Hopkinsville, KY 42240

$89,900

4 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 288 Days on market

Built 1960 0.50 ac lot $65/sqft · 67% below area ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

WELCOME TO 6670 NEWSTEAD RD! DRIVE YOUR GOLF CART UP THE LONG DRIVEWAY TO THE COVERED FRONT PORCH TO GAZE AT THE AMAZING VIEWS, THIS PROPERTY HAS TO OFFER! POTENTIAL IS THE NAME OF THE GAME! TAKE ON THIS PROJECT AND MARVEL AT THE FINISHED PRODUCT! THIS HOME IS SOLD AS IS.

Key facts

• 0.5 acre lot
• Built 1960
• Listed 288 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 39% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 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 1960 — 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: 1.88% ✓
• Cap rate: 15.87%
• Cash-on-cash: 34.19%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $270,253
• List price: $89,900
• Delta: -66.73%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.6%
• Equity multiple: 2.49×
• Total profit: $37,510
• Equity at exit: $13,404

10-year hold

• IRR: 42.5%
• Equity multiple: 5.76×
• Total profit: $119,768
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $717

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 53%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 288 DOM
2. 2026-06-17
   days on market $89,900 Active 287 DOM
3. 2026-06-16
   days on market $89,900 Active 286 DOM
4. 2026-06-15
   days on market $89,900 Active 285 DOM
5. 2026-06-14
   days on market $89,900 Active 283 DOM
6. 2026-06-13
   days on market $89,900 Active 282 DOM
7. 2026-06-10
   days on market $89,900 Active 280 DOM
8. 2026-06-09
   days on market $89,900 Active 279 DOM
9. 2026-06-08
   days on market $89,900 Active 278 DOM
10. 2026-06-07
    days on market $89,900 Active 277 DOM
11. 2026-06-02
    days on market $89,900 Active 272 DOM
12. 2026-06-01
    days on market $89,900 Active 271 DOM
13. 2026-05-31
    days on market $89,900 Active 270 DOM
14. 2026-05-30
    days on market $89,900 Active 269 DOM
15. 2026-03-14
    status Active 272-char remark

    Show marketing remark (272 chars)

    WELCOME TO 6670 NEWSTEAD RD! DRIVE YOUR GOLF CART UP THE LONG DRIVEWAY TO THE COVERED FRONT PORCH TO GAZE AT THE AMAZING VIEWS, THIS PROPERTY HAS TO OFFER! POTENTIAL IS THE NAME OF THE GAME! TAKE ON THIS PROJECT AND MARVEL AT THE FINISHED PRODUCT! THIS HOME IS SOLD AS IS.

16. 2026-03-14
    price $89,900 272-char remark

    Show marketing remark (272 chars)

    WELCOME TO 6670 NEWSTEAD RD! DRIVE YOUR GOLF CART UP THE LONG DRIVEWAY TO THE COVERED FRONT PORCH TO GAZE AT THE AMAZING VIEWS, THIS PROPERTY HAS TO OFFER! POTENTIAL IS THE NAME OF THE GAME! TAKE ON THIS PROJECT AND MARVEL AT THE FINISHED PRODUCT! THIS HOME IS SOLD AS IS.

17. 2026-01-30
    price $89,900
18. 2025-09-03
    listed $99,900 Active 272-char remark

    Show marketing remark (272 chars)

    WELCOME TO 6670 NEWSTEAD RD! DRIVE YOUR GOLF CART UP THE LONG DRIVEWAY TO THE COVERED FRONT PORCH TO GAZE AT THE AMAZING VIEWS, THIS PROPERTY HAS TO OFFER! POTENTIAL IS THE NAME OF THE GAME! TAKE ON THIS PROJECT AND MARVEL AT THE FINISHED PRODUCT! THIS HOME IS SOLD AS IS.

19. 2025-09-03
    listed $99,900 Active

    Show marketing remark (272 chars)

    WELCOME TO 6670 NEWSTEAD RD! DRIVE YOUR GOLF CART UP THE LONG DRIVEWAY TO THE COVERED FRONT PORCH TO GAZE AT THE AMAZING VIEWS, THIS PROPERTY HAS TO OFFER! POTENTIAL IS THE NAME OF THE GAME! TAKE ON THIS PROJECT AND MARVEL AT THE FINISHED PRODUCT! THIS HOME IS SOLD AS IS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $20,331
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$2,615
• Taxable income: $7,629
• Est. tax owed @ 24.0%: −$1,831
• After-tax cash flow: $6,775/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

• 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

-10.0% since first listed

5 events — show timeline

• 2026-03-14 Relisted — HCTCBOR
• 2026-03-14 Price Changed $89,900 HCTCBOR
• 2026-01-30 Price Changed $89,900 REALTRACS as Distributed by MLS Grid
• 2025-09-03 Listed $99,900 HCTCBOR
• 2025-09-03 Listed $99,900 REALTRACS as Distributed by MLS Grid

Property tax history

+12.4%/yr

Latest (2025): $129 · +157.4% YoY. Source: county tax records.