110 N Jessup Ave · Hopkinsville, KY 42240

$56,000

3 bd · 1.0 ba · 1,385 sqft · SingleFamily public records · 51 Days on market

Built 1960 0.36 ac lot $40/sqft · 8% below area Est $61k · 8% 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 +11.1/15.0
• 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

Home is being Sold AS-IS, Property is Tenant Occupied. Please do not enter property without Agent Present. Call to Schedule all Showings by Appointment only . Please allow 24 hrs for a response to all offers.

Key facts

• 0.36 acre lot
• Built 1960
• Listed 50 days

Property features AI

Finance

• Other: Living area approximately 1,385 square feet; Year built listed as approximate

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding
• Exterior features: 0.36-acre lot (calculated from plat)

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); Wall/window cooling units
• Interior features: Crawl space basement; Other flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: Freedom Elementary School (math 9% / reading 13%, grade F, #645 of 676 statewide, top 96%, 547 students, 84% FRL); Christian County High School (math 20% / reading 36%, grade F, #151 of 254 statewide, top 61%, 1,187 students, 67% FRL).
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the Christian County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 252 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $387 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($54k) 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 $54,320 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1960 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.09% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.11%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $60,837
• List price: $56,000
• Delta: -7.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 W 7th St	0.34mi	2/1.0 (-1)	1,408 (+2%)	3mo	$137,200	$97	74
30 Echo Rdg	0.53mi	3/2.0	1,373 (-1%)	0mo	$292,900	$213	70
509 S Cleveland Ave	0.26mi	2/2.0 (-1)	1,354 (-2%)	12mo	$127,000	$94	66
211 E 4th St	0.47mi	2/1.0 (-1)	1,420 (+2%)	12mo	$85,000	$60	59
609 W 17th St W	0.70mi	3/2.0	1,350 (-2%)	18mo	$185,000	$137	44
1309 Phelps Ave	0.51mi	3/2.0	1,201 (-13%)	15mo	$162,000	$135	38
116 Liberty St	0.50mi	3/2.0	1,540 (+11%)	21mo	$185,000	$120	36
138 Boxwood Dr	0.67mi	3/2.0	1,236 (-11%)	15mo	$135,000	$109	35
601 Evergreen Park Dr	0.74mi	4/1.5 (+1)	1,245 (-10%)	24mo	$165,000	$133	22

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: 41.7%
• Equity multiple: 2.89×
• Total profit: $29,558
• Equity at exit: $8,350

10-year hold

• IRR: 49.6%
• Equity multiple: 6.70×
• Total profit: $89,327
• Equity at exit: $4,842

Cash invested: $15,680 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,170 high
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $537

Break-even live

Break-even rent $490

Max offer price $56,000

Occupancy floor 49%

Sensitivity live

Price	-10% $576	-5% $557	+0% $537	+5% $518	+10% $498
Rent	-10% $445	-5% $491	+0% $537	+5% $583	+10% $630
Rate	-1.0pp $565	-0.5pp $551	base $537	+0.5pp $523	+1.0pp $508

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	22d	1	0.53mi
1523 Canton St Hopkinsville, KY	3.0	2.0	1700	$1,550	$0.91	44d	1	0.61mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.72mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	22d	1	0.84mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	44d	1	0.84mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	22d	1	0.84mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	44d	1	0.84mi
605 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,625	$1.53	22d	1	0.87mi
607 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,600	$1.51	44d	1	0.87mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	22d	1	0.88mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	14d	1	0.89mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.96mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	22d	1	1.08mi
115 A Holley Dr Unit B Hopkinsville, KY	3.0	2.0	1235	$1,195	$0.97	44d	1	1.08mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	22d	4	1.10mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	22d	1	1.16mi
617 Vass Ln Hopkinsville, KY	3.0	2.0	1040	$1,150	$1.11	14d	1	1.31mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	22d	1	1.36mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	1.41mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	22d	1	1.44mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	1.45mi
106 Dickerson Ln Hopkinsville, KY	2.0	1.0	900	$895	$0.99	44d	1	1.46mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	14d	1	1.49mi
405 S Wooldridge Rd Hopkinsville, KY	2.0	1.0	1020	$900	$0.88	22d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $56,000 Active 51 DOM
2. 2026-06-17
   days on market $56,000 Active 50 DOM
3. 2026-06-16
   days on market $56,000 Active 49 DOM
4. 2026-06-15
   days on market $56,000 Active 48 DOM
5. 2026-06-14
   days on market $56,000 Active 46 DOM
6. 2026-06-13
   days on market $56,000 Active 45 DOM
7. 2026-06-10
   days on market $56,000 Active 43 DOM
8. 2026-06-09
   days on market $56,000 Active 42 DOM
9. 2026-06-08
   days on market $56,000 Active 41 DOM
10. 2026-06-07
    days on market $56,000 Active 40 DOM
11. 2026-06-02
    days on market $56,000 Active 35 DOM
12. 2026-06-01
    days on market $56,000 Active 34 DOM
13. 2026-05-31
    days on market $56,000 Active 33 DOM
14. 2026-05-30
    days on market $56,000 Active 32 DOM
15. 2026-04-29
    listed $56,000 Active 208-char remark
16. 2026-04-29
    historical $56,000 208-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°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: $14,038
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,629
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,029/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

+0.0% since first listed

2 events — show timeline

• 2026-04-29 Listed $56,000 REALTRACS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $56,000 REALTRACS as Distributed by MLS Grid

Property tax history

-5.0%/yr

Latest (2025): $108 · -4.4% YoY. Source: county tax records.