Flex 501 Office Ln · Thruston, KY 42303

$92,995

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 37 Days on market

Built 2026 Excellent condition $400/mo HOA · 28% of rent

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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 +19.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Condition / age +4.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2026 Champion Prime Apex - 3 Bed, 2 Bath - $92,995 * Image is not the actual home, but a representation This brand new double width Champion Prime model offers a spacious 28×56' layout with an open living area, modern kitchen with light cabinets, and three comfortable bedrooms. Clean finishes, a bright interior, and a functional floor-plan make this home ideal for comfortable, low maintenance everyday living.

Key facts

• Built 2026
• Listed 36 days

Property features AI

Finance

• Other: List price $92,995; Address: Flex 501 Office Ln, Owensboro, KY 42303
• HOA & community: Association fee $400

Exterior

• Home design: Single-family property (spec build)
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec home (Apex - Riverbend plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.4% in Thruston — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 360 active listings in the ZIP; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Daviess County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $90,205 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.55% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-8,631
• Equity at exit: $13,866

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,517
• Equity at exit: $8,041

Cash invested: $26,039 (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 42303

• Home prices YoY: -29.1%
• Active inventory: 360
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$400
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $97

Break-even live

Break-even rent $1,320

Max offer price $92,995

Occupancy floor 88%

Sensitivity live

Price	-10% $161	-5% $129	+0% $97	+5% $65	+10% $33
Rent	-10% $-17	-5% $40	+0% $97	+5% $154	+10% $211
Rate	-1.0pp $144	-0.5pp $121	base $97	+0.5pp $73	+1.0pp $48

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: $23,249
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 17 events

1. 2026-06-19
   days on market $92,995 Active 37 DOM
2. 2026-06-18
   days on market $92,995 Active 36 DOM
3. 2026-06-17
   days on market $92,995 Active 35 DOM
4. 2026-06-16
   days on market $92,995 Active 34 DOM
5. 2026-06-15
   days on market $92,995 Active 33 DOM
6. 2026-06-14
   days on market $92,995 Active 31 DOM
7. 2026-06-13
   days on market $92,995 Active 30 DOM
8. 2026-06-10
   days on market $92,995 Active 28 DOM
9. 2026-06-09
   days on market $92,995 Active 27 DOM
10. 2026-06-08
    days on market $92,995 Active 26 DOM
11. 2026-06-07
    days on market $92,995 Active 25 DOM
12. 2026-06-05
    days on market $92,995 Active 22 DOM
13. 2026-06-03
    days on market $92,995 Active 21 DOM
14. 2026-06-02
    days on market $92,995 Active 20 DOM
15. 2026-06-01
    days on market $92,995 Active 19 DOM
16. 2026-05-31
    days on market $92,995 Active 18 DOM
17. 2026-05-30
    days on market $92,995 Active 17 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,310
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − HOA: −$4,800
• − Depreciation: −$2,705
• Taxable loss: −$34
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $1,171/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This brand new double-width Champion Prime mobile home is move-in ready with a spacious layout, modern kitchen, and clean finishes. It offers a bright interior and a functional floor plan, making it ideal for comfortable, low-maintenance everyday living.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 of 165 in KY

Livability — Thruston

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Daviess County · 87,564 people
• Metro: Owensboro, KY
• Population (ZIP): 42,119
• Household income: $64,773
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 983.0

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 103,810 people
• By 2030: 105,722 · +1.8%
• By 2040: 108,731 · +4.7%
• By 2050: 110,295 · +6.2%
• By 2075: 113,056 · +8.9%
• By 2100: 106,257 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 3% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -21.8pp toward R · 2008: -10.1pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+27.9 2016: R+32.2 2012: R+21.1 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.55%
• Current HPI: 217.7128
• Rent YoY: —
• Metro: Owensboro, 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