3419 Ginger Dr · Hopkinsville, KY 42240

$108,000

2 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 8 Days on market

Built 1969 9,443 sqft lot $80/sqft · 25% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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 MLS

All brick home with walk out basement. 2 bedrooms upstairs, 1 bedroom down with full bath, kitchen and den. Would make a great mother-in law suite. This house is an estate sale. House to be sold 'As Is".

Key facts

• Formal dining
• Second kitchen
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING
• KITCHEN WITH LOTS OF CABINETS
• FULL WALK-OUT-BASEMENT
• SECOND KITCHEN
• COVERED PATIO

Property features AI

Finance

• Other: Located in LEHIGH ACRES subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Patio

Interior

• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Walk-in closets; Unfinished full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 10.9% 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: schools D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+6.6%/yr); 256 active listings in the ZIP; 12 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).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

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 $108,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.32% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $251,164
• List price: $108,000
• Delta: -57.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Hershey Dr	0.11mi	3/2.0 (+1)	1,350 (0%)	4mo	$189,900	$141	87
3411 Candy Dr	0.13mi	3/1.5 (+1)	1,412 (+5%)	6mo	$200,000	$142	74
3511 Lafayette Rd	0.29mi	3/1.0 (+1)	1,332 (-1%)	2mo	$115,000	$86	74
416 Linda Dr	0.18mi	3/2.0 (+1)	1,400 (+4%)	10mo	$185,000	$132	72
107 Wayside Dr	0.31mi	3/1.5 (+1)	1,324 (-2%)	5mo	$192,450	$145	71
422 Simon St	0.34mi	3/2.0 (+1)	1,306 (-3%)	4mo	$280,000	$214	70
123 Koffman Dr	0.35mi	3/2.0 (+1)	1,318 (-2%)	8mo	$204,500	$155	68
604 Fremont Dr	0.32mi	3/2.0 (+1)	1,491 (+10%)	2mo	$225,000	$151	61
214 Dell Ave	0.61mi	3/1.0 (+1)	1,266 (-6%)	1mo	$145,000	$115	52
506 Holiday Park Dr	0.52mi	3/1.5 (+1)	1,483 (+10%)	3mo	$233,000	$157	50
126 Keeton Dr	0.65mi	3/2.0 (+1)	1,500 (+11%)	2mo	$303,000	$202	45
3818 Nassau Cir	0.67mi	3/1.5 (+1)	1,500 (+11%)	9mo	$212,000	$141	36

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: 11.7%
• Equity multiple: 1.48×
• Total profit: $14,572
• Equity at exit: $16,103

10-year hold

• IRR: 23.3%
• Equity multiple: 3.34×
• Total profit: $70,847
• Equity at exit: $9,338

Cash invested: $30,240 (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: 256
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$566
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $419

Break-even live

Break-even rent $900

Max offer price $108,000

Occupancy floor 66%

Sensitivity live

Price	-10% $480	-5% $450	+0% $419	+5% $389	+10% $358
Rent	-10% $306	-5% $363	+0% $419	+5% $476	+10% $532
Rate	-1.0pp $473	-0.5pp $447	base $419	+0.5pp $391	+1.0pp $363

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Fremont Pl Hopkinsville, KY	3.0	2.0	1500	$1,450	$0.97	14d	1	0.29mi
3639 St Hopkinsville, KY	3.0	2.0	1816	$2,100	$1.16	44d	1	0.33mi
3639 St Hopkinsville, KY	3.0	2.0	1816	$2,100	$1.16	14d	1	0.33mi
3701 Bahama Dr Hopkinsville, KY	3.0	2.0	1364	$1,400	$1.03	44d	1	0.54mi
300 Griffin Gate Dr Hopkinsville, KY	2.0–3.0	2.0	1195	$1,269	$1.06	14d	4	0.88mi
316 Fairview Dr Hopkinsville, KY	2.0	1.0	1077	$1,095	$1.02	22d	1	0.99mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	22d	1	1.15mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	1.16mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	22d	1	1.28mi
405 S Wooldridge Rd Hopkinsville, KY	2.0	1.0	1020	$900	$0.88	22d	1	1.42mi
710 Sivley Rd Unit 710A Hopkinsville, KY	2.0	1.5	1000	$1,200	$1.20	44d	1	1.42mi
753 Sivley Rd Hopkinsville, KY	2.0	2.0	1080	$1,025	$0.95	22d	1	1.47mi

Listing history 7 events

1. 2026-05-09
   status Pending 653-char remark
2. 2026-05-02
   listed $108,000 Active 653-char remark
3. 2017-03-28
   soldstatus $97,000 208-char remark

   Show marketing remark (195 chars)

   Estate home sale. Being sold "As Is". Lots of space, storage galore! Beautiful backyard, 2 kitchens. Would be great for mother in law apt. Year built is close but can't verify for sure.

4. 2017-03-28
   soldstatus $97,000

   Show marketing remark (195 chars)

   Estate home sale. Being sold "As Is". Lots of space, storage galore! Beautiful backyard, 2 kitchens. Would be great for mother in law apt. Year built is close but can't verify for sure.

5. 2017-03-28
   soldstatus $97,000

   Show marketing remark (195 chars)

   Estate home sale. Being sold "As Is". Lots of space, storage galore! Beautiful backyard, 2 kitchens. Would be great for mother in law apt. Year built is close but can't verify for sure.

6. 2016-06-27
   listed $97,000

   Show marketing remark (195 chars)

   Estate home sale. Being sold "As Is". Lots of space, storage galore! Beautiful backyard, 2 kitchens. Would be great for mother in law apt. Year built is close but can't verify for sure.

7. 2016-06-25
   listed $97,000 208-char remark

   Show marketing remark (208 chars)

   All brick home with walk out basement. 2 bedrooms upstairs, 1 bedroom down with full bath, kitchen and den. Would make a great mother-in law suite. This house is an estate sale. House to be sold 'As Is".

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 4/10 Moderate 10% 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: $17,160
• − Mortgage interest: −$6,050
• − Property taxes: −$1,191
• − Insurance: −$540
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,142
• Taxable income: $3,492
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,191/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

+11.3% since first listed

7 events — show timeline

• 2026-05-09 Pending — HCTCBOR
• 2026-05-02 Listed $108,000 HCTCBOR
• 2017-03-28 Sold (Public Records) $97,000 Public Records
• 2017-03-28 Sold (MLS) $97,000 HCTCBOR
• 2017-03-28 Sold (MLS) $97,000 REALTRACS as Distributed by MLS Grid
• 2016-06-27 Listed $97,000 HCTCBOR
• 2016-06-25 Listed $97,000 REALTRACS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $1,191 · -4.4% YoY. Source: county tax records.