708 Idru St · Tompkinsville, KY 42167

$135,000

3 bd · 1.0 ba · 1,417 sqft · SingleFamily public records · 167 Days on market

Built 1980 0.30 ac lot $95/sqft · 9% above area Est $128k · 5% over

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Why this score? — see what drove the C- 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 +22.3/30.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• ARV discount +5.1/15.0
• 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

If you are looking for a great home in the city limits of Tompkinsville, look no further! This is a brick home in a convenient location. This home would be great for someone starting out. Don't miss out on this opportunity!

Key facts

• 0.3 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $128,120
• List price: $135,000
• Delta: 5.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 7th St	0.17mi	3/1.0	1,244 (-12%)	2mo	$123,000	$99	70
616 Emberton St	0.44mi	4/1.0 (+1)	1,440 (+2%)	7mo	$30,000	$21	66
707 Monroe Dr	0.22mi	3/1.5	1,520 (+7%)	13mo	$135,000	$89	65
210 W Third St	0.39mi	3/1.0	1,395 (-2%)	20mo	$55,000	$39	62
737 Columbia Ave	0.17mi	2/1.0 (-1)	1,296 (-8%)	15mo	$120,000	$93	60
515 White St	0.19mi	2/1.0 (-1)	1,212 (-14%)	9mo	$132,000	$109	55
413 1/2 W 5th St	0.36mi	2/2.0 (-1)	1,275 (-10%)	4mo	$145,500	$114	54
607 Lake St	0.25mi	3/2.0	1,586 (+12%)	16mo	$135,000	$85	51
608 Monroe Dr	0.29mi	2/2.0 (-1)	1,311 (-8%)	18mo	$131,000	$100	50
50 Dowell Dr	0.51mi	2/1.0 (-1)	1,219 (-14%)	0mo	$155,000	$127	47
203 S Main St	0.70mi	3/2.0	1,520 (+7%)	21mo	$120,000	$79	34

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,695
• Equity at exit: $20,129

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $11,494
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $223

Break-even live

Break-even rent $1,090

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-12-17
   price $135,000 224-char remark

   Show marketing remark (224 chars)

   If you are looking for a great home in the city limits of Tompkinsville, look no further! This is a brick home in a convenient location. This home would be great for someone starting out. Don't miss out on this opportunity!

2. 2025-12-10
   listed $142,500 Active 224-char remark

   Show marketing remark (224 chars)

   If you are looking for a great home in the city limits of Tompkinsville, look no further! This is a brick home in a convenient location. This home would be great for someone starting out. Don't miss out on this opportunity!

3. 2025-12-08
   historical
4. 2025-12-01
   status Active
5. 2025-11-23
   historical
6. 2025-08-27
   price $150,000
7. 2025-07-29
   listed $160,000 Active
8. 2023-04-18
   soldstatus $130,000
9. 2015-09-28
   soldstatus $69,000

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,166 · $97/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 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: $16,472
• − Mortgage interest: −$7,562
• − Property taxes: −$1,166
• − Insurance: −$675
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,927
• Taxable income: $506
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,555/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

+95.7% since first listed

9 events — show timeline

• 2025-12-17 Price Changed $135,000 SCKMLSKY
• 2025-12-10 Listed $142,500 SCKMLSKY
• 2025-12-08 Listing Removed — ImagineMLS
• 2025-12-01 Relisted — ImagineMLS
• 2025-11-23 Listing Removed — ImagineMLS
• 2025-08-27 Price Changed $150,000 ImagineMLS
• 2025-07-29 Listed $160,000 ImagineMLS
• 2023-04-18 Sold (Public Records) $130,000 Public Records
• 2015-09-28 Sold (Public Records) $69,000 Public Records

Property tax history

+24.0%/yr

Latest (2025): $1,166 · -0.6% YoY. Source: county tax records.