6760 Newstead Rd · Hopkinsville, KY 42240

$89,999

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 49 Days on market

Built 1940 1.00 ac lot $70/sqft · 66% below area ↓ 31% 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

Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

Key facts

• 1 acre lot
• Parking
• Built 1940

Tags

• 1 ACRE RESIDENTIAL LOT

Property features AI

Exterior

• Parking: Detached parking; Carport (1 space); 1 covered parking space (total 1)
• Utilities: Well water; Septic tank; Electricity available; Cable connected
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding; Shingle roof; Block foundation; Existing (previously built)
• Exterior features: 1-acre lot; Pets allowed

Interior

• Kitchen: Electric oven; Cooktop; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Other heating; Wall/window air conditioning units
• Interior features: Electric oven, cooktop and electric range; No basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: crime F, amenities F, commute 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.
• Zoned schools: South Christian Elementary School (math 37% / reading 39%, grade F, #242 of 676 statewide, top 37%, 601 students, 62% FRL); Hopkinsville High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 962 students, 60% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 252 active listings in the ZIP; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 35% 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) 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

• Watch-outs: built in 1940 — 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 $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.65% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.17%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (median comp): $261,465
• List price: $89,999
• Delta: -65.58%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.24×
• Total profit: $31,323
• Equity at exit: $13,419

10-year hold

• IRR: 37.9%
• Equity multiple: 5.12×
• Total profit: $103,787
• Equity at exit: $7,781

Cash invested: $25,200 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$28 /mo · $339/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $634

Break-even live

Break-even rent $681

Max offer price $89,999

Occupancy floor 52%

Sensitivity live

Price	-10% $685	-5% $659	+0% $634	+5% $608	+10% $583
Rent	-10% $516	-5% $575	+0% $634	+5% $692	+10% $751
Rate	-1.0pp $679	-0.5pp $657	base $634	+0.5pp $610	+1.0pp $587

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $89,999 Active 49 DOM
2. 2026-06-17
   days on market $89,999 Active 48 DOM
3. 2026-06-16
   days on market $89,999 Active 47 DOM
4. 2026-06-15
   days on market $89,999 Active 46 DOM
5. 2026-06-14
   days on market $89,999 Active 44 DOM
6. 2026-06-13
   days on market $89,999 Active 43 DOM
7. 2026-06-10
   days on market $89,999 Active 41 DOM
8. 2026-06-09
   days on market $89,999 Active 40 DOM
9. 2026-06-08
   days on market $89,999 Active 39 DOM
10. 2026-06-07
    days on market $89,999 Active 38 DOM
11. 2026-06-02
    days on market $89,999 Active 33 DOM
12. 2026-06-01
    days on market $89,999 Active 32 DOM
13. 2026-05-31
    days on market $89,999 Active 31 DOM
14. 2026-05-30
    days on market $89,999 Active 30 DOM
15. 2026-05-01
    listed $89,999 Active 105-char remark
16. 2026-04-21
    historical 105-char remark

    Show marketing remark (105 chars)

    Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

17. 2025-10-18
    price $89,999 105-char remark

    Show marketing remark (105 chars)

    Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

18. 2025-09-29
    price $94,999 105-char remark

    Show marketing remark (105 chars)

    Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

19. 2025-09-18
    price $120,500 105-char remark

    Show marketing remark (105 chars)

    Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

20. 2025-08-29
    listed $130,500 Active 105-char remark

    Show marketing remark (105 chars)

    Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

21. 2025-08-17
    historical $130,500 105-char remark

    Show marketing remark (105 chars)

    Wonderful 1 Acre Residential Lot possibly a tear down. You can start from scratch and build a community

ⓘ 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: $339 · $28/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: +$435/yr (+$36/mo · 128.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,792
• − Mortgage interest: −$5,041
• − Property taxes: −$339
• − Insurance: −$450
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,618
• Taxable income: $6,497
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $6,044/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

• 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

-31.0% since first listed

7 events — show timeline

• 2026-05-01 Listed $89,999 REALTRACS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-18 Price Changed $89,999 REALTRACS as Distributed by MLS Grid
• 2025-09-29 Price Changed $94,999 REALTRACS as Distributed by MLS Grid
• 2025-09-18 Price Changed $120,500 REALTRACS as Distributed by MLS Grid
• 2025-08-29 Listed $130,500 REALTRACS as Distributed by MLS Grid
• 2025-08-17 Coming Soon $130,500 REALTRACS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $339 · +41.9% YoY. Source: county tax records.