1707 E 7th St · Hopkinsville, KY 42240

$52,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 24 Days on market

8,712 sqft lot Est $102k · 49% 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

Key facts

• 8,712 sq ft lot
• Listed 24 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Exterior features: 0.2-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $52k).
• Recommended offer: $51k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: crime F, amenities F, commute 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.
• Zoned schools: South Christian Elementary School (math 37% / reading 39%, grade F, #242 of 676 statewide, top 37%, 601 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 252 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

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 $51,220 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.77% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.35%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $101,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1707 E 7th St	0.00mi	2/1.0	800 (0%)	0mo	$52,000	$65	100
124 Avalon Hls	0.28mi	3/1.0 (+1)	768 (-4%)	15mo	$97,500	$127	62
1104 Howell St	0.55mi	3/2.0 (+1)	796 (-0%)	6mo	$149,900	$188	59
807 E 1st St	0.64mi	2/1.0	814 (+2%)	16mo	$130,000	$160	54
912 Wood St	0.55mi	2/1.0	750 (-6%)	21mo	$56,000	$75	46
816 Wood St	0.60mi	2/1.0	750 (-6%)	22mo	$45,000	$60	43

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: 30.2%
• Equity multiple: 2.32×
• Total profit: $19,264
• Equity at exit: $7,753

10-year hold

• IRR: 39.4%
• Equity multiple: 5.35×
• Total profit: $63,279
• Equity at exit: $4,496

Cash invested: $14,560 (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: 4.7×

Monthly cashflow live

• Estimated rent: $919 high
• Mortgage (P&I): −$273
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $380

Break-even live

Break-even rent $437

Max offer price $52,000

Occupancy floor 54%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Peach St Hopkinsville, KY	2.0	2.0	960	$850	$0.89	43d	1	0.75mi
90 Peach St Hopkinsville, KY	3.0	2.0	1066	$1,400	$1.31	43d	1	0.79mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	21d	1	0.81mi
2830 Greenville Rd Unit C2 Hopkinsville, KY	2.0	1.0	750	$595	$0.79	13d	1	1.19mi
2830 Greenville Rd Unit C4 Hopkinsville, KY	2.0	1.0	750	$650	$0.87	21d	1	1.19mi
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	21d	1	1.21mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	43d	1	1.44mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	43d	1	1.48mi
410 Lucky Debonair St Unit B Hopkinsville, KY	2.0	1.0	858	$675	$0.79	43d	1	1.48mi
1611 S Main St Ste 1 Hopkinsville, KY	1.0	1.0	700	$750	$1.07	13d	1	1.49mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	43d	1	1.49mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	13d	1	1.49mi

Listing history 11 events

1. 2026-06-14
   days on market $52,000 Active 24 DOM
2. 2026-06-13
   days on market $52,000 Active 23 DOM
3. 2026-06-10
   days on market $52,000 Active 21 DOM
4. 2026-06-09
   days on market $52,000 Active 20 DOM
5. 2026-06-08
   days on market $52,000 Active 19 DOM
6. 2026-06-07
   days on market $52,000 Active 18 DOM
7. 2026-06-02
   days on market $52,000 Active 13 DOM
8. 2026-06-01
   days on market $52,000 Active 12 DOM
9. 2026-05-31
   days on market $52,000 Active 11 DOM
10. 2026-05-30
    days on market $52,000 Active 10 DOM
11. 2026-05-20
    listed $52,000 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: $614 · $51/mo
• Projected year-2 tax: $614 · $51/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 ≥107°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: $11,026
• − Mortgage interest: −$2,913
• − Property taxes: −$614
• − Insurance: −$260
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,513
• Taxable income: $3,963
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $3,614/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

1 event — show timeline

• 2026-05-20 Listed $52,000 WKRMLS

Property tax history

+6.5%/yr

Latest (2025): $614 · -4.4% YoY. Source: county tax records.