244 Hall St · Madisonville, KY 42431

$109,900

4 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 57 Days on market

Built 1919 10,454 sqft lot Est $188k · 42% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms 2 bath craftsman style home. Potential for 5 bedrooms/ office. Perfect for a large family! Conveniently located 3 blocks from downtown Madisonville. To tour this property please call Josh Parish at [phone].

Key facts

• 0.24 acre lot
• Built 1919
• Listed 57 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Frame construction
• Exterior features: Composition roof; 0.24-acre lot

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Gas water heater; Partial, unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.0% in Madisonville — 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 72/100 on livability (#132 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hopkins County (town): math 27% / reading 43% proficiency, ranked #65 of 165 in KY (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 192 active listings in the ZIP; 122 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hopkins County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $188,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
468 S Scott St	0.15mi	3/2.0 (-1)	1,930 (+1%)	4mo	$110,000	$57	82
243 Hall St	0.03mi	4/2.0	1,620 (-15%)	5mo	$160,000	$99	70
350 S Caroline St	0.39mi	3/2.0 (-1)	1,999 (+5%)	1mo	$120,000	$60	68
252 S Madison Ave	0.53mi	3/2.0 (-1)	1,948 (+2%)	0mo	$170,000	$87	66
230 S Seminary St	0.45mi	3/2.0 (-1)	1,862 (-2%)	6mo	$185,000	$99	65
1207 Nobility Dr	0.39mi	3/2.0 (-1)	2,000 (+5%)	7mo	$338,000	$169	62
750 Wilson Dr	0.70mi	4/2.0	1,880 (-1%)	7mo	$110,000	$59	60
159 W Broadway St	0.44mi	5/3.0 (+1)	2,028 (+6%)	3mo	$235,000	$116	57
110 Oates	0.65mi	4/3.0	1,876 (-2%)	10mo	$295,000	$157	54
301 Montrose Dr	0.56mi	3/2.0 (-1)	1,780 (-6%)	9mo	$175,000	$98	50
120 Oates St	0.64mi	4/3.0	2,104 (+10%)	10mo	$316,000	$150	40
990 Mcpherson Dr	0.71mi	3/2.0 (-1)	1,626 (-15%)	0mo	$165,000	$101	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,518
• Equity at exit: $16,386

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $34,841
• Equity at exit: $9,502

Cash invested: $30,772 (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 42431

• Home prices YoY: -15.2%
• Active inventory: 192
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $366

Break-even live

Break-even rent $918

Max offer price $109,900

Occupancy floor 68%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $109,900 Active 57 DOM
2. 2026-06-17
   days on market $109,900 Active 56 DOM
3. 2026-06-16
   days on market $109,900 Active 55 DOM
4. 2026-06-15
   days on market $109,900 Active 54 DOM
5. 2026-06-13
   days on market $109,900 Active 52 DOM
6. 2026-06-12
   days on market $109,900 Active 51 DOM
7. 2026-06-09
   days on market $109,900 Active 48 DOM
8. 2026-06-08
   days on market $109,900 Active 47 DOM
9. 2026-06-07
   days on market $109,900 Active 46 DOM
10. 2026-06-07
    days on market $109,900 Active 45 DOM
11. 2026-06-04
    days on market $109,900 Active 42 DOM
12. 2026-06-02
    days on market $109,900 Active 41 DOM
13. 2026-06-01
    days on market $109,900 Active 40 DOM
14. 2026-05-31
    days on market $109,900 Active 39 DOM
15. 2026-05-31
    days on market $109,900 Active 38 DOM
16. 2026-04-22
    listed $119,900 Active
17. 2023-11-20
    soldstatus $125,000
18. 2023-11-15
    soldstatus $125,000 Closed 224-char remark

    Show marketing remark (224 chars)

    4 Bedrooms 2 bath craftsman style home. Potential for 5 bedrooms/ office. Perfect for a large family! Conveniently located 3 blocks from downtown Madisonville. To tour this property please call Josh Parish at [phone].

19. 2023-09-12
    status Pending 224-char remark

    Show marketing remark (224 chars)

    4 Bedrooms 2 bath craftsman style home. Potential for 5 bedrooms/ office. Perfect for a large family! Conveniently located 3 blocks from downtown Madisonville. To tour this property please call Josh Parish at [phone].

20. 2023-09-07
    status Active 224-char remark

    Show marketing remark (224 chars)

    4 Bedrooms 2 bath craftsman style home. Potential for 5 bedrooms/ office. Perfect for a large family! Conveniently located 3 blocks from downtown Madisonville. To tour this property please call Josh Parish at [phone].

21. 2023-08-26
    status Pending 224-char remark

    Show marketing remark (224 chars)

    4 Bedrooms 2 bath craftsman style home. Potential for 5 bedrooms/ office. Perfect for a large family! Conveniently located 3 blocks from downtown Madisonville. To tour this property please call Josh Parish at [phone].

22. 2023-08-22
    listed $134,900 Active 224-char remark

    Show marketing remark (224 chars)

    4 Bedrooms 2 bath craftsman style home. Potential for 5 bedrooms/ office. Perfect for a large family! Conveniently located 3 blocks from downtown Madisonville. To tour this property please call Josh Parish at [phone].

23. 2018-02-06
    soldstatus $90,000
24. 2018-02-05
    soldstatus $90,000 282-char remark

    Show marketing remark (282 chars)

    New kitchen cabinets and nice walk-in Pantry. Lots of space in this 4 bedroom home. 2 living rooms (1 up and 1 down). 1 Ornamental fireplace. Covered front porch and screened in back porch. Quiet area of Hall Street. Freshly painted. Clean, new bathroom. 1,900 square feet of space!

25. 2017-11-17
    listed $104,900 282-char remark

    Show marketing remark (282 chars)

    New kitchen cabinets and nice walk-in Pantry. Lots of space in this 4 bedroom home. 2 living rooms (1 up and 1 down). 1 Ornamental fireplace. Covered front porch and screened in back porch. Quiet area of Hall Street. Freshly painted. Clean, new bathroom. 1,900 square feet of space!

26. 2007-01-29
    soldstatus $28,000
27. 2006-11-30
    soldstatus $31,000
28. 1999-08-18
    soldstatus $48,000
29. 1995-10-01
    soldstatus $48,900

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,241 · $103/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,584
• − Mortgage interest: −$6,156
• − Property taxes: −$1,241
• − Insurance: −$550
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,197
• Taxable income: $2,787
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,726/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: Hopkins County
• NCES district ID: 2102860
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $42,436
• Composite: 29.56/100
• National rank: #6488
• State rank: #65 of 165 in KY

Livability — Madisonville

• Score: 72/100
• State rank: #132
• US rank: #6200

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety B User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madisonville, KY
• City population: 27,095
• Population (ZIP): 27,095

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 45,164 people
• By 2030: 44,083 · -2.4%
• By 2040: 41,650 · -7.8%
• By 2050: 39,303 · -13.0%
• By 2075: 34,567 · -23.5%
• By 2100: 29,476 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+50.9) · D 23.9% · R 74.8% · Other 1.2%
• 2008→2024 swing: -26.0pp toward R · 2008: -24.9pp · 2024: -50.9pp
• All cycles: 2024: R+50.9 2020: R+48.0 2016: R+54.0 2012: R+39.9 2008: R+24.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.52%
• Current HPI: 220.2269
• Rent YoY: —
• Metro: —
• 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

+145.2% since first listed

14 events — show timeline

• 2026-04-22 Listed $119,900 MHCBOR
• 2023-11-20 Sold (Public Records) $125,000 Public Records
• 2023-11-15 Sold (MLS) $125,000 MHCBOR
• 2023-09-12 Pending — MHCBOR
• 2023-09-07 Relisted — MHCBOR
• 2023-08-26 Pending — MHCBOR
• 2023-08-22 Listed $134,900 MHCBOR
• 2018-02-06 Sold (Public Records) $90,000 Public Records
• 2018-02-05 Sold (MLS) $90,000 MHCBOR
• 2017-11-17 Listed $104,900 MHCBOR
• 2007-01-29 Sold (Public Records) $28,000 Public Records
• 2006-11-30 Sold (Public Records) $31,000 Public Records
• 1999-08-18 Sold (Public Records) $48,000 Public Records
• 1995-10-01 Sold (Public Records) $48,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,241 · -0.1% YoY. Source: county tax records.