113 Liberty St · Hopkinsville, KY 42240

$119,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 76 Days on market

Built 1965 5,227 sqft lot $100/sqft · 7% below area Est $129k · 7% under ↓ 4% since listing

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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 +20.7/30.0
• ARV discount +10.6/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• 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 MLS

WELCOME TO 113 LIBERTY STREET! THIS ALL-BRICK HOME HAS A CUSTOM COVERED BRICKED-IN PATIO IN THE BACK. LARGE SIZED ROOM, HVAC, COVERED FRONT PORCH! THIS HOME IS CLOSE TO FT CAMPBELL, NASHVILLE, AND SHOPPING! WITH SOME TLC, THIS IS THE ONE FOR YOU!

Key facts

• Covered front porch
• Close to shopping
• 5,227 sq ft lot

Tags

• COVERED FRONT PORCH
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/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 $110k (8.4% below list).
• Recommended offer: $110k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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); 252 active listings in the ZIP; 31 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $109,888 (8.4% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $128,788
• List price: $119,900
• Delta: -6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 E 4th St	0.38mi	3/2.0	1,152 (-4%)	2mo	$153,000	$133	69
900 Moayon St	0.52mi	3/1.0	1,182 (-2%)	7mo	$50,000	$42	67
1012 Hayes St	0.53mi	3/1.5	1,216 (+1%)	7mo	$161,000	$132	65
116 N Jessup Ave	0.48mi	3/1.5	1,120 (-7%)	15mo	$135,000	$121	52
1309 Phelps Ave	0.71mi	3/2.0	1,201 (-0%)	15mo	$162,000	$135	50
30 Echo Rdg	0.54mi	3/2.0	1,373 (+14%)	0mo	$292,900	$213	47
509 S Cleveland Ave	0.40mi	2/2.0 (-1)	1,354 (+12%)	12mo	$127,000	$94	42
1102 Howell St	0.53mi	3/1.5	1,024 (-15%)	16mo	$149,900	$146	35
1604 S Clay St	0.63mi	2/2.0 (-1)	1,128 (-6%)	21mo	$33,000	$29	34
111 N Kentucky Ave	0.62mi	2/1.0 (-1)	1,031 (-14%)	15mo	$54,000	$52	30

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,014
• Equity at exit: $17,877

10-year hold

• IRR: 9.1%
• Equity multiple: 1.80×
• Total profit: $26,988
• Equity at exit: $10,367

Cash invested: $33,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$629
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $162

Break-even live

Break-even rent $893

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $230	-5% $196	+0% $162	+5% $128	+10% $94
Rent	-10% $76	-5% $119	+0% $162	+5% $206	+10% $249
Rate	-1.0pp $223	-0.5pp $193	base $162	+0.5pp $131	+1.0pp $100

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 31 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	21d	1	0.34mi
707 Sylvia St Hopkinsville, KY	2.0	1.0	768	$800	$1.04	14d	1	0.63mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.69mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	21d	1	0.73mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	14d	1	0.77mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	21d	1	0.84mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.84mi
101 Talbert Dr Hopkinsville, KY	2.0	1.0	900	$950	$1.06	14d	1	0.95mi
1937 High St Hopkinsville, KY	2.0	1.0	850	$950	$1.12	44d	1	0.99mi
1937 High St Unit 1 Hopkinsville, KY	2.0	1.0	850	$950	$1.12	21d	1	1.00mi
601 Moores Dr Hopkinsville, KY	3.0	2.0	1498	$1,400	$0.93	21d	1	1.01mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	21d	4	1.01mi
1935 High St Hopkinsville, KY	2.0	1.0	850	$850	$1.00	44d	1	1.01mi
1704 E 7th St Unit Na Hopkinsville, KY	3.0	2.0	1321	$1,550	$1.17	14d	1	1.01mi
201 Thornton Ct Hopkinsville, KY	1.0–2.0	1.0	800	$1,000	$1.25	21d	2	1.09mi
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	1.16mi
836 E 21st St Unit A Hopkinsville, KY	2.0	1.0	850	$1,025	$1.21	44d	1	1.20mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	21d	1	1.30mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	44d	1	1.31mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,050	$1.07	44d	1	1.31mi
600 A Colonelette Dr Unit A Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.31mi
600 A Colonelette Dr Unit 600 Hopkinsville, KY	2.0	2.0	980	$1,020	$1.04	21d	1	1.31mi
605 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,625	$1.53	21d	1	1.35mi
607 Colonette Dr Hopkinsville, KY	3.0	2.0	1060	$1,600	$1.51	44d	1	1.35mi
90 Peach St Hopkinsville, KY	3.0	2.0	1066	$1,400	$1.31	44d	1	1.37mi
77 Peach St Hopkinsville, KY	3.0	2.0	1280	$995	$0.78	21d	1	1.39mi
191 Peach St Hopkinsville, KY	2.0	2.0	960	$850	$0.89	44d	1	1.41mi
78 Peach St Hopkinsville, KY	3.0	2.0	1280	$1,060	$0.83	21d	1	1.41mi
76 Peach St Hopkinsville, KY	3.0	2.0	1180	$1,050	$0.89	44d	1	1.42mi
202 Morningside Dr Hopkinsville, KY	3.0	2.0	1188	$1,400	$1.18	21d	1	1.44mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 76 DOM
2. 2026-06-17
   days on market $119,900 Active 75 DOM
3. 2026-06-16
   days on market $119,900 Active 74 DOM
4. 2026-06-15
   days on market $119,900 Active 73 DOM
5. 2026-06-14
   days on market $119,900 Active 71 DOM
6. 2026-06-13
   days on market $119,900 Active 70 DOM
7. 2026-06-10
   days on market $119,900 Active 68 DOM
8. 2026-06-09
   days on market $119,900 Active 67 DOM
9. 2026-06-08
   days on market $119,900 Active 66 DOM
10. 2026-06-07
    days on market $119,900 Active 65 DOM
11. 2026-06-02
    days on market $119,900 Active 60 DOM
12. 2026-06-01
    days on market $119,900 Active 59 DOM
13. 2026-05-31
    days on market $119,900 Active 58 DOM
14. 2026-05-30
    days on market $119,900 Active 57 DOM
15. 2026-05-15
    price $119,900 246-char remark

    Show marketing remark (246 chars)

    WELCOME TO 113 LIBERTY STREET! THIS ALL-BRICK HOME HAS A CUSTOM COVERED BRICKED-IN PATIO IN THE BACK. LARGE SIZED ROOM, HVAC, COVERED FRONT PORCH! THIS HOME IS CLOSE TO FT CAMPBELL, NASHVILLE, AND SHOPPING! WITH SOME TLC, THIS IS THE ONE FOR YOU!

16. 2026-05-15
    price $119,900 246-char remark

    Show marketing remark (246 chars)

    WELCOME TO 113 LIBERTY STREET! THIS ALL-BRICK HOME HAS A CUSTOM COVERED BRICKED-IN PATIO IN THE BACK. LARGE SIZED ROOM, HVAC, COVERED FRONT PORCH! THIS HOME IS CLOSE TO FT CAMPBELL, NASHVILLE, AND SHOPPING! WITH SOME TLC, THIS IS THE ONE FOR YOU!

17. 2026-04-03
    listed $124,900 Active 246-char remark

    Show marketing remark (246 chars)

    WELCOME TO 113 LIBERTY STREET! THIS ALL-BRICK HOME HAS A CUSTOM COVERED BRICKED-IN PATIO IN THE BACK. LARGE SIZED ROOM, HVAC, COVERED FRONT PORCH! THIS HOME IS CLOSE TO FT CAMPBELL, NASHVILLE, AND SHOPPING! WITH SOME TLC, THIS IS THE ONE FOR YOU!

18. 2026-04-03
    listed $124,900 Active 246-char remark

    Show marketing remark (246 chars)

    WELCOME TO 113 LIBERTY STREET! THIS ALL-BRICK HOME HAS A CUSTOM COVERED BRICKED-IN PATIO IN THE BACK. LARGE SIZED ROOM, HVAC, COVERED FRONT PORCH! THIS HOME IS CLOSE TO FT CAMPBELL, NASHVILLE, AND SHOPPING! WITH SOME TLC, THIS IS THE ONE FOR YOU!

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$706/yr (+$59/mo · 217.4%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,187
• − Mortgage interest: −$6,716
• − Property taxes: −$325
• − Insurance: −$600
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,488
• Taxable loss: −$52
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,960/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

-4.0% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $119,900 HCTCBOR
• 2026-05-15 Price Changed $119,900 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Listed $124,900 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Listed $124,900 HCTCBOR

Property tax history

+10.6%/yr

Latest (2025): $325 · +827.0% YoY. Source: county tax records.