1824 Maplewood St · Hopkinsville, KY 42240

$59,900

2 bd · 1.0 ba · 890 sqft · SingleFamily public records · 72 Days on market

Built 1950 $67/sqft · 51% below area ↓ 11% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

NICE HOME IN ESTABLISHED NEIGHBORHOOD. GOOD STARTER HOME OR INVESTMENT PROPERTY.

Key facts

• Garage
• Built 1950
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($903 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $414 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1950 — 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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.43%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $121,837
• List price: $59,900
• Delta: -50.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 Kirkpatrick St	0.22mi	2/1.0	940 (+6%)	4mo	$30,000	$32	77
1804 Mchenry Dr	0.21mi	3/1.0 (+1)	868 (-2%)	9mo	$90,000	$104	74
1700 Mckee St	0.28mi	2/1.0	924 (+4%)	15mo	$149,900	$162	68
2129 Crockett St	0.40mi	2/1.0	800 (-10%)	22mo	$67,000	$84	46
401 Sylvan Ter	0.67mi	3/1.0 (+1)	936 (+5%)	15mo	$70,000	$75	42
316 Jessie Ave	0.44mi	3/1.0 (+1)	1,000 (+12%)	15mo	$175,000	$175	41

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: 18.0%
• Equity multiple: 1.76×
• Total profit: $12,784
• Equity at exit: $8,931

10-year hold

• IRR: 28.9%
• Equity multiple: 4.03×
• Total profit: $50,778
• Equity at exit: $5,179

Cash invested: $16,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $903 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $300

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 62%

Sensitivity live

Price	-10% $341	-5% $320	+0% $300	+5% $279	+10% $258
Rent	-10% $228	-5% $264	+0% $300	+5% $335	+10% $371
Rate	-1.0pp $330	-0.5pp $315	base $300	+0.5pp $284	+1.0pp $268

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2019 Oak St Hopkinsville, KY	2.0	1.0	900	$915	$1.02	44d	1	0.19mi
836 E 21st St Unit A Hopkinsville, KY	2.0	1.0	850	$1,025	$1.21	44d	1	0.24mi
312 Twyman Sq Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.39mi
100 Croft St Hopkinsville, KY	1.0–2.0	1.0	790	$856	$1.08	22d	4	0.42mi
1202 Cates St Hopkinsville, KY	3.0	1.0	1000	$995	$0.99	22d	1	0.49mi
1810 S Main St Hopkinsville, KY	2.0	1.5	1000	$900	$0.90	22d	1	0.53mi
2323 S Virginia St Unit STREETA1 Hopkinsville, KY	2.0	1.0	964	$700	$0.73	22d	1	0.59mi
1611 S Main St Unit 6 Hopkinsville, KY	2.0	1.0	900	$900	$1.00	44d	1	0.61mi
1611 S Main St Ste 1 Hopkinsville, KY	1.0	1.0	700	$750	$1.07	14d	1	0.61mi
1937 High St Unit 1 Hopkinsville, KY	2.0	1.0	850	$950	$1.12	22d	1	0.67mi
1937 High St Hopkinsville, KY	2.0	1.0	850	$950	$1.12	44d	1	0.67mi
1935 High St Hopkinsville, KY	2.0	1.0	850	$850	$1.00	44d	1	0.67mi
102 Laurel Cove Dr Hopkinsville, KY	1.0	1.0	750	$625	$0.83	44d	1	0.69mi
102 Laurel Cove Dr Hopkinsville, KY	1.0	1.0	750	$670	$0.89	22d	1	0.69mi
2604 Kenwood Dr Hopkinsville, KY	1.0	1.0	550	$650	$1.18	44d	1	0.71mi
200 E 9th St Apt 1 Hopkinsville, KY	2.0	1.0	900	$795	$0.88	22d	1	0.72mi
100 Laurel Cove Dr Unit 16 Hopkinsville, KY	1.0	1.0	750	$720	$0.96	22d	1	0.72mi
1525 Ferrell St Unit 1 Hopkinsville, KY	1.0	1.0	600	$625	$1.04	44d	1	0.74mi
1525 Ferrell St Apt 7 Hopkinsville, KY	1.0	1.0	600	$650	$1.08	44d	1	0.75mi
201 Thornton Ct Hopkinsville, KY	1.0–2.0	1.0	800	$1,000	$1.25	22d	2	0.76mi
1050 Denzil Dr Hopkinsville, KY	2.0	1.0–2.0	1105	$1,138	$1.03	14d	21	0.80mi
316 Fairview Dr Hopkinsville, KY	2.0	1.0	1077	$1,095	$1.02	22d	1	0.83mi
417 W 15th St Hopkinsville, KY	2.0	1.5	600	$550	$0.92	14d	1	0.83mi
707 Sylvia St Hopkinsville, KY	2.0	1.0	768	$800	$1.04	14d	1	1.01mi
410 Lucky Debonair St Unit B Hopkinsville, KY	2.0	1.0	858	$675	$0.79	44d	1	1.03mi
7 Koffman Dr Hopkinsville, KY	1.0	1.0	750	$625	$0.83	44d	1	1.36mi
117 B S Fowler Ave Unit A Hopkinsville, KY	2.0	1.0	700	$850	$1.21	14d	1	1.36mi
405 S Wooldridge Rd Hopkinsville, KY	2.0	1.0	1020	$900	$0.88	22d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $59,900 Active 72 DOM
2. 2026-06-18
   days on market $59,900 Active 69 DOM
3. 2026-06-17
   days on market $59,900 Active 68 DOM
4. 2026-06-16
   days on market $59,900 Active 67 DOM
5. 2026-06-15
   days on market $59,900 Active 66 DOM
6. 2026-06-14
   days on market $59,900 Active 64 DOM
7. 2026-06-13
   days on market $59,900 Active 63 DOM
8. 2026-06-10
   days on market $59,900 Active 61 DOM
9. 2026-06-09
   days on market $59,900 Active 60 DOM
10. 2026-06-08
    days on market $59,900 Active 59 DOM
11. 2026-06-07
    days on market $59,900 Active 58 DOM
12. 2026-06-02
    days on market $59,900 Active 53 DOM
13. 2026-06-01
    days on market $59,900 Active 52 DOM
14. 2026-05-31
    days on market $59,900 Active 51 DOM
15. 2026-05-30
    days on market $59,900 Active 50 DOM
16. 2026-05-17
    price $79,900 80-char remark

    Show marketing remark (80 chars)

    NICE HOME IN ESTABLISHED NEIGHBORHOOD. GOOD STARTER HOME OR INVESTMENT PROPERTY.

17. 2026-04-23
    price $84,900 80-char remark

    Show marketing remark (80 chars)

    NICE HOME IN ESTABLISHED NEIGHBORHOOD. GOOD STARTER HOME OR INVESTMENT PROPERTY.

18. 2026-04-10
    listed $89,900 Active 80-char remark

    Show marketing remark (80 chars)

    NICE HOME IN ESTABLISHED NEIGHBORHOOD. GOOD STARTER HOME OR INVESTMENT PROPERTY.

ⓘ 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 ≥107°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: $10,838
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,743
• Taxable income: $2,808
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $2,921/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

-11.1% since first listed

3 events — show timeline

• 2026-05-17 Price Changed $79,900 HCTCBOR
• 2026-04-23 Price Changed $84,900 HCTCBOR
• 2026-04-10 Listed $89,900 HCTCBOR