625 Westside Dr · Madisonville, KY 42431

$134,750

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 12 Days on market

Built 1983 Est $171k · 21% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• 1% rule +3.6/10.0
• 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

Nice 4 bedroom 2 bath home. Large master bedroom. Family room on lower level with wood burning insert fireplace. Nicely landscaped. Large deck overlooking fenced back yard. Plenty of parking.

Key facts

• 2 garage spots
• Built 1983
• Listed 12 days

Property features AI

Exterior

• Parking: 2-car garage with concrete parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick, frame and vinyl siding exterior
• Exterior features: Deck; Porch; Fenced, level lot

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Gas water heater; Partially finished walk-out basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $1 ($7/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (14.3% below list).
• Recommended offer: $115k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: West Broadway Elementary School (math 37% / reading 47%, grade F, #178 of 676 statewide, top 29%, 358 students, 60% FRL); Browning Springs Middle School (math 18% / reading 40%, grade F, #156 of 217 statewide, top 74%, 499 students, 63% FRL); Hopkins County Central High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 774 students, 58% FRL).
• Market conditions: 193 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 $932 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $115,479 (14.3% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $170,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 Westside Ave	0.09mi	3/2.0	1,328 (+4%)	0mo	$162,000	$122	89
751 Boone Dr	0.20mi	3/2.0	1,212 (-5%)	1mo	$162,000	$134	82
612 Cherokee St	0.43mi	3/2.0	1,238 (-3%)	2mo	$185,000	$149	73
1062 Princeton Rd	0.35mi	3/2.0	1,358 (+6%)	2mo	$210,900	$155	72
617 Seminole Dr	0.43mi	3/2.0	1,247 (-2%)	8mo	$145,000	$116	70
665 Echo Ln	0.23mi	3/2.0	1,428 (+12%)	1mo	$173,363	$121	69
607 Seminole Dr	0.47mi	3/2.0	1,215 (-5%)	4mo	$153,000	$126	67
822 Jefferson Davis	0.25mi	3/2.0	1,152 (-10%)	8mo	$138,500	$120	65
840 Hiawatha Dr	0.60mi	3/2.0	1,248 (-2%)	6mo	$149,000	$119	64
20 Bartlett Dr	0.61mi	3/2.0	1,174 (-8%)	3mo	$190,000	$162	56
623 S Seminary St	0.74mi	3/2.0	1,300 (+2%)	8mo	$179,900	$138	56
423 S Madison	0.71mi	3/2.0	1,450 (+14%)	3mo	$215,000	$148	41

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-21,795
• Equity at exit: $20,092

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-18,912
• Equity at exit: $11,651

Cash invested: $37,730 (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: 193
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $1

Break-even live

Break-even rent $1,154

Max offer price $134,750

Occupancy floor 95%

Sensitivity live

Price	-10% $77	-5% $39	+0% $1	+5% $-38	+10% $-76
Rent	-10% $-91	-5% $-45	+0% $1	+5% $46	+10% $92
Rate	-1.0pp $68	-0.5pp $35	base $1	+0.5pp $-34	+1.0pp $-70

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: $33,688
• Closing costs: $4,042
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-16
   status Pending
2. 2026-05-02
   listed $134,750 Active
3. 2026-03-26
   soldstatus $115,000
4. 2022-06-28
   soldstatus $180,000
5. 2022-06-24
   soldstatus $180,000 192-char remark

   Show marketing remark (192 chars)

   Nice 4 bedroom 2 bath home. Large master bedroom. Family room on lower level with wood burning insert fireplace. Nicely landscaped. Large deck overlooking fenced back yard. Plenty of parking.

6. 2012-07-16
   soldstatus $116,500
7. 2012-06-29
   soldstatus $116,500 211-char remark

   Show marketing remark (211 chars)

   WONDERFUL UPDATED HOME- SOME IMPROVEMENTS INCLUDE, NEW COUNTER TOPS, APPLIANCES, ALL NEW FLOOR COVERINGS, GARAGE DOOR OPENER, LIGHTING AND MUCH MORE - VINYL SIDING TO BE PUT ON WHOLE HOUSE WITH ACCEPTABLE OFFER

8. 2012-05-03
   listed $119,900 211-char remark

   Show marketing remark (211 chars)

   WONDERFUL UPDATED HOME- SOME IMPROVEMENTS INCLUDE, NEW COUNTER TOPS, APPLIANCES, ALL NEW FLOOR COVERINGS, GARAGE DOOR OPENER, LIGHTING AND MUCH MORE - VINYL SIDING TO BE PUT ON WHOLE HOUSE WITH ACCEPTABLE OFFER

9. 2008-08-08
   soldstatus $115,000
10. 2008-05-29
    soldstatus $70,000
11. 1992-08-01
    soldstatus $65,000

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 ≥109°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: $13,857
• − Mortgage interest: −$7,548
• − Property taxes: −$1,787
• − Insurance: −$674
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,920
• Taxable loss: −$2,289
• Est. tax savings @ 24.0%: +$549
• After-tax cash flow: $556/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

+107.3% since first listed

11 events — show timeline

• 2026-05-16 Pending — GORAMLS
• 2026-05-02 Listed $134,750 GORAMLS
• 2026-03-26 Sold (Public Records) $115,000 Public Records
• 2022-06-28 Sold (Public Records) $180,000 Public Records
• 2022-06-24 Sold (MLS) $180,000 MHCBOR
• 2012-07-16 Sold (Public Records) $116,500 Public Records
• 2012-06-29 Sold (MLS) $116,500 MHCBOR
• 2012-05-03 Listed $119,900 MHCBOR
• 2008-08-08 Sold (Public Records) $115,000 Public Records
• 2008-05-29 Sold (Public Records) $70,000 Public Records
• 1992-08-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,787 · -0.1% YoY. Source: county tax records.