504 W Sixth St · Tompkinsville, KY 42167

$79,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 83 Days on market

Built 1951 1.22 ac lot $76/sqft · 22% below area Est $103k · 22% 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
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this 2 bedroom vinyl siding house on a 0.96 acre lot. This home is located in the city limits and the owner started a major renovation on the interior of the property. There was a living room, kitchen, 2 bedrooms, 1 bathroom, and the home has a covered front & back porch. Much of the interior has been removed during the renovation. This property has all city utilities available. This property is selling “AS IS”. For more information contact the listing agent at 270-487-6104.

Key facts

• Covered front porch
• Major renovation
• 0.96 acre lot

Tags

• 0.96 ACRE LOT
• MAJOR RENOVATION
• COVERED FRONT PORCH
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 4.3% in Tompkinsville — 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 73/100 on livability (#116 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• Monroe County (rural): math 36% / reading 48% proficiency, ranked #28 of 165 in KY (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.57%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $102,511
• List price: $79,900
• Delta: -22.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 W 6th St	0.06mi	3/1.5	1,112 (+6%)	10mo	$75,000	$67	77
609 Columbia Ave	0.21mi	3/1.0	1,140 (+9%)	10mo	$115,000	$101	67
410 Collegview Dr	0.10mi	3/1.0	1,196 (+14%)	14mo	$135,000	$113	61
305 N Jackson St	0.27mi	4/1.0 (+1)	965 (-8%)	13mo	$60,000	$62	58
809 White St	0.54mi	3/1.0	939 (-11%)	15mo	$60,000	$64	45

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $17,435
• Equity at exit: $11,913

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $54,359
• Equity at exit: $6,908

Cash invested: $22,372 (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 42167

• Home prices YoY: -10.6%
• Active inventory: 27
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $477

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 58%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 83 DOM
2. 2026-06-17
   days on market $79,900 Active 82 DOM
3. 2026-06-16
   days on market $79,900 Active 81 DOM
4. 2026-06-15
   days on market $79,900 Active 80 DOM
5. 2026-06-13
   days on market $79,900 Active 78 DOM
6. 2026-06-12
   days on market $79,900 Active 77 DOM
7. 2026-06-09
   days on market $79,900 Active 74 DOM
8. 2026-06-08
   days on market $79,900 Active 73 DOM
9. 2026-06-07
   days on market $79,900 Active 72 DOM
10. 2026-06-07
    days on market $79,900 Active 71 DOM
11. 2026-06-04
    days on market $79,900 Active 68 DOM
12. 2026-06-02
    days on market $79,900 Active 67 DOM
13. 2026-06-01
    days on market $79,900 Active 66 DOM
14. 2026-05-31
    days on market $79,900 Active 65 DOM
15. 2026-05-31
    days on market $79,900 Active 64 DOM
16. 2026-03-24
    listed $79,900 Active 512-char remark

    Show marketing remark (512 chars)

    Take a look at this 2 bedroom vinyl siding house on a 0.96 acre lot. This home is located in the city limits and the owner started a major renovation on the interior of the property. There was a living room, kitchen, 2 bedrooms, 1 bathroom, and the home has a covered front & back porch. Much of the interior has been removed during the renovation. This property has all city utilities available. This property is selling “AS IS”. For more information contact the listing agent at 270-487-6104.

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,629
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,324
• Taxable income: $4,730
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $4,585/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: Monroe County
• NCES district ID: 2104200
• Math proficiency: 36% ▼ -23.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $31,073
• Composite: 34.3/100
• National rank: #5241
• State rank: #28 of 165 in KY

Livability — Tompkinsville

• Score: 73/100
• State rank: #116
• US rank: #5249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tompkinsville, KY
• Population (ZIP): 8,393

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 10,011 people
• By 2030: 9,596 · -4.1%
• By 2040: 8,766 · -12.4%
• By 2050: 7,971 · -20.4%
• By 2075: 6,249 · -37.6%
• By 2100: 4,466 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Guatemala, China
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+77.3) · D 10.8% · R 88.2% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -53.0pp · 2024: -77.3pp
• All cycles: 2024: R+77.3 2020: R+74.5 2016: R+73.7 2012: R+59.5 2008: R+53.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.73%
• Current HPI: 234.7064
• 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

1 event — show timeline

• 2026-03-24 Listed $79,900 SCKMLSKY

Property tax history

-11.5%/yr

Latest (2025): $117 · -64.1% YoY. Source: county tax records.