1347 Kenton St · Bowling Green, KY 42101

$179,900

3 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 105 Days on market

Built 1905 6,534 sqft lot Est $177k · at est.

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +6.9/15.0
• DSCR +4.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property or home! Close to everything in town and WKU! Well maintained home with fenced in backyard and new roof.

Key facts

• Covered front porch
• Renovated rooms
• Fenced backyard

Tags

• RENOVATED ROOMS
• SHIPLAP ACCENTS
• UPDATED LIGHT FIXTURES
• NEW WINDOWS
• FENCED BACKYARD
• COVERED FRONT PORCH

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Garden; Covered porch/patio; Shed(s)

Interior

• Kitchen: Microwave; Range / Oven; Refrigerator; Electric water heater
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $70 ($838/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 $142k (21.2% below list).
• Recommended offer: $142k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Bowling Green — 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 65/100 on livability (#255 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Bowling Green Independent (urban): math 37% / reading 41% proficiency, ranked #44 of 165 in KY (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: T C Cherry Elementary School (math 17% / reading 27%, grade F, #525 of 676 statewide, top 82%, 428 students, 84% FRL); Bowling Green Junior High (math 37% / reading 46%, grade F, #51 of 217 statewide, top 24%, 963 students, 65% FRL); Bowling Green High School (math 39% / reading 39%, grade F, #51 of 254 statewide, top 21%, 1,294 students, 58% FRL) — zoned schools average 69% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 591 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).
• This rent runs 35% of the median local income ($48k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Warren County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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.
• Current owner paid $112k; list at $180k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,756 (21.2% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $177,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1035 E 13th Ave	0.18mi	2/1.0 (-1)	1,099 (-3%)	2mo	$170,000	$155	80
304 E 12th Ave	0.63mi	3/1.0	1,155 (+2%)	3mo	$123,333	$107	66
1303 Smallhouse Rd	0.41mi	3/1.0	1,020 (-10%)	5mo	$128,750	$126	59
310 E 12th Ave	0.61mi	3/1.0	1,068 (-6%)	3mo	$123,333	$115	59
1700 Kirby Dr	0.59mi	3/1.0	1,196 (+5%)	7mo	$187,000	$156	58
716 Josephine St	0.69mi	3/1.0	1,088 (-4%)	9mo	$185,000	$170	53
1438 Clayton Ct	0.55mi	3/1.0	1,288 (+13%)	1mo	$190,000	$148	51
1123 Jones Dr	0.43mi	3/1.0	1,284 (+13%)	10mo	$210,000	$164	50
1105 Jones Dr	0.34mi	2/1.0 (-1)	978 (-14%)	10mo	$205,000	$210	48
953 Magnolia St	0.50mi	2/1.0 (-1)	1,265 (+11%)	8mo	$245,000	$194	47
1713 Glendale Dr	0.66mi	3/1.0	1,023 (-10%)	8mo	$160,000	$156	46
1249 Oliver St	0.73mi	3/1.0	980 (-14%)	9mo	$207,000	$211	36

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 · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-28,580
• Equity at exit: $26,824

10-year hold

• IRR: -13.0%
• Equity multiple: 0.32×
• Total profit: $-34,236
• Equity at exit: $15,554

Cash invested: $50,372 (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 42101

• Home prices YoY: -20.9%
• Rents YoY: 0.3%
• Active inventory: 591
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$943
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $70

Break-even live

Break-even rent $1,329

Max offer price $179,900

Occupancy floor 90%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 Magnolia St Bowling Green, KY	4.0	2.0	1400	$1,600	$1.14	21d	1	0.16mi
1530 Kenton St Bowling Green, KY	3.0	1.0	975	$1,300	$1.33	13d	1	0.26mi
1117 Greenwood Aly Bowling Green, KY	3.0	2.0	1100	$2,200	$2.00	13d	2	0.28mi
1453 Park St Unit A Bowling Green, KY	2.0	2.5	1250	$1,125	$0.90	21d	1	0.28mi
1207 Smallhouse Rd Bowling Green, KY	2.0	1.5	1202	$1,100	$0.92	21d	1	0.36mi
1525 Park St Bowling Green, KY	4.0	2.0	1500	$2,000	$1.33	21d	1	0.36mi
1607 U.S. 31 West Byp Unit 1720-A03 Bowling Green, KY	2.0	2.0	929	$1,025	$1.10	21d	1	0.42mi
1424 Neal St Bowling Green, KY	2.0	1.0	954	$995	$1.04	21d	1	0.42mi
1706 Kirby Dr Bowling Green, KY	3.0	1.0	1227	$1,350	$1.10	13d	1	0.61mi
1233 Henry Dr Bowling Green, KY	3.0	1.0	1107	$1,250	$1.13	13d	1	0.62mi
516 Regents Ave Bowling Green, KY	2.0	2.0	1481	$1,500	$1.01	13d	1	0.67mi
864 Fairview Ave Unit D03 Bowling Green, KY	2.0	2.5	1500	$1,525	$1.02	21d	1	0.90mi
604 Eastwood St Bowling Green, KY	2.0	1.5	1100	$1,075	$0.98	13d	1	1.04mi
1700 Johnson Dr Bowling Green, KY	3.0	1.0	936	$1,250	$1.34	13d	1	1.08mi
400 Gayle Way Bowling Green, KY	2.0	1.0	864	$1,250	$1.45	21d	1	1.16mi
1044 Fair St Bowling Green, KY	2.0	1.5	983	$925	$0.94	13d	1	1.16mi
1059 Fair St Unit 1 Bowling Green, KY	3.0	1.0	1002	$800	$0.80	21d	1	1.18mi
1733 Holly Dr Bowling Green, KY	3.0	1.0	864	$1,210	$1.40	21d	1	1.31mi
1625 Catherine Dr Unit A Bowling Green, KY	2.0	1.0	850	$800	$0.94	13d	1	1.38mi
1712 McGregor Ct Unit D Bowling Green, KY	2.0	2.0	1224	$825	$0.67	21d	1	1.41mi
1618 McIntosh St Unit C Bowling Green, KY	2.0	1.0	866	$825	$0.95	13d	1	1.50mi

Listing history 26 events

1. 2026-06-19
   days on market $179,900 Active 105 DOM
2. 2026-06-18
   days on market $179,900 Active 104 DOM
3. 2026-06-17
   days on market $179,900 Active 103 DOM
4. 2026-06-16
   days on market $179,900 Active 102 DOM
5. 2026-06-15
   days on market $179,900 Active 101 DOM
6. 2026-06-14
   days on market $179,900 Active 99 DOM
7. 2026-06-13
   days on market $179,900 Active 98 DOM
8. 2026-06-10
   days on market $179,900 Active 96 DOM
9. 2026-06-09
   days on market $179,900 Active 95 DOM
10. 2026-06-08
    days on market $179,900 Active 94 DOM
11. 2026-06-07
    days on market $179,900 Active 93 DOM
12. 2026-06-02
    days on market $179,900 Active 88 DOM
13. 2026-06-01
    days on market $179,900 Active 87 DOM
14. 2026-05-31
    days on market $179,900 Active 86 DOM
15. 2026-05-30
    days on market $179,900 Active 85 DOM
16. 2026-03-06
    listed $179,900 Active
17. 2019-11-13
    soldstatus $112,000
18. 2019-11-07
    soldstatus $112,000 130-char remark

    Show marketing remark (130 chars)

    Great investment property or home! Close to everything in town and WKU! Well maintained home with fenced in backyard and new roof.

19. 2019-07-18
    listed $112,000 130-char remark

    Show marketing remark (130 chars)

    Great investment property or home! Close to everything in town and WKU! Well maintained home with fenced in backyard and new roof.

20. 2018-04-13
    soldstatus $100,000 108-char remark

    Show marketing remark (108 chars)

    Cute 2 bedroom, 2 bath home close to restaurants and campus. Perfect first time home or investment property.

21. 2018-04-13
    soldstatus $100,000

    Show marketing remark (108 chars)

    Cute 2 bedroom, 2 bath home close to restaurants and campus. Perfect first time home or investment property.

22. 2018-02-20
    listed $114,900 108-char remark

    Show marketing remark (108 chars)

    Cute 2 bedroom, 2 bath home close to restaurants and campus. Perfect first time home or investment property.

23. 2017-07-28
    soldstatus $90,000
24. 2017-07-28
    soldstatus $90,000
25. 2017-07-17
    listed $99,500
26. 2016-08-12
    soldstatus $55,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$1,167/yr (+$97/mo · 306.7%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 5% 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: $17,011
• − Mortgage interest: −$10,077
• − Property taxes: −$380
• − Insurance: −$900
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$5,233
• Taxable loss: −$2,302
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,390/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: Bowling Green Independent
• NCES district ID: 2100570
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $31,181
• Composite: 31.86/100
• National rank: #5870
• State rank: #44 of 165 in KY

Livability — Bowling Green

• Score: 65/100
• State rank: #255
• US rank: #12782

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowling Green, KY
• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 65,421
• Household income: $48,217
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 3855.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 144,620 people
• By 2030: 155,977 · +7.9%
• By 2040: 179,381 · +24.0%
• By 2050: 203,713 · +40.9%
• By 2075: 267,291 · +84.8%
• By 2100: 314,019 · +117.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% American 1% Italian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+24.3) · D 37.0% · R 61.3% · Other 1.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -18.9pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+16.8 2016: R+24.2 2012: R+21.8 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.34%
• Current HPI: 277.6554
• Rent YoY: ▲ 0.28%
• Metro: Bowling Green, 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

+227.1% since first listed

11 events — show timeline

• 2026-03-06 Listed $179,900 RASKMLS
• 2019-11-13 Sold (Public Records) $112,000 Public Records
• 2019-11-07 Sold (MLS) $112,000 RASKMLS
• 2019-07-18 Listed $112,000 RASKMLS
• 2018-04-13 Sold (Public Records) $100,000 Public Records
• 2018-04-13 Sold (MLS) $100,000 RASKMLS
• 2018-02-20 Listed $114,900 RASKMLS
• 2017-07-28 Sold (Public Records) $90,000 Public Records
• 2017-07-28 Sold (MLS) $90,000 RASKMLS
• 2017-07-17 Listed $99,500 RASKMLS
• 2016-08-12 Sold (Public Records) $55,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $380 · +3.4% YoY. Source: county tax records.