2025 Asbury Pl · Owensboro, KY 42303

$184,000

3 bd · 1.0 ba · 943 sqft · SingleFamily public records · 13 Days on market

Built 1971 0.37 ac lot Est $179k · 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 +15.8/30.0
• ARV discount +6.3/15.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great starter home or home to downsize into! It is move in ready with 3 bedrooms and 1 bath with new carpet, paint, ceiling fans and fixtures, and blinds. On the exterior, this home offers replacement windows, a 1 car carport, fenced in back yard, double parking pad, storage building, and additional concrete for a patio area.

Key facts

• Fenced in
• Large yard
• Covered patio

Tags

• UPDATED KITCHEN
• LARGE YARD
• PLENTY OF PRIVACY
• COVERED PATIO
• EXTRA LARGE LOT
• FENCED IN

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation; Built with above-grade finished living area of 943
• Exterior features: Patio; Fenced yard; Storage structure

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $83 ($995/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 $146k (20.5% below list).
• Recommended offer: $146k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Owensboro — 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 71/100 on livability (#148 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D+, crime D-, amenities F.
• Owensboro Independent (urban): math 27% / reading 36% proficiency, ranked #100 of 165 in KY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Newton Parrish Elementary School (math 47% / reading 49%, grade D, #115 of 676 statewide, top 17%, 561 students, 66% FRL); Owensboro Middle School (math 25% / reading 34%, grade F, #151 of 217 statewide, top 71%, 807 students, 74% FRL); Owensboro High School (math 30% / reading 40%, grade F, #74 of 254 statewide, top 29%, 1,334 students, 58% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 366 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $98k; list at $184k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $146,298 (20.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $179,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2819 Strawbridge Pl	0.17mi	3/1.0	943 (0%)	1mo	$188,000	$199	91
2133 Village Point Ct	0.22mi	2/2.0 (-1)	945 (+0%)	2mo	$182,200	$193	78
2134 Village Run	0.21mi	2/2.0 (-1)	912 (-3%)	0mo	$169,900	$186	76
2633 Wisteria Gdns	0.29mi	2/1.0 (-1)	946 (+0%)	10mo	$180,000	$190	72
1236 Gilbert Ln	0.57mi	3/1.0	925 (-2%)	2mo	$150,000	$162	69
3121 Village Gate Cv	0.26mi	2/2.0 (-1)	923 (-2%)	9mo	$170,000	$184	68
1139 Gilbert Ln	0.62mi	3/1.0	925 (-2%)	8mo	$157,500	$170	62
2614 W Victory Ct	0.51mi	3/1.0	1,033 (+10%)	1mo	$171,000	$166	59
2823 Asbury Pl	0.31mi	3/1.0	1,050 (+11%)	9mo	$204,900	$195	59
2501 Arbor Ter	0.55mi	2/2.0 (-1)	894 (-5%)	4mo	$191,000	$214	54
2637 Wisteria Gdns	0.30mi	2/1.0 (-1)	1,064 (+13%)	11mo	$184,900	$174	51
2504 Arbor Ter	0.56mi	2/2.0 (-1)	861 (-9%)	9mo	$199,900	$232	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-24,633
• Equity at exit: $27,435

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,053
• Equity at exit: $15,909

Cash invested: $51,520 (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: 366
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $83

Break-even live

Break-even rent $1,358

Max offer price $184,000

Occupancy floor 89%

Sensitivity live

Price	-10% $187	-5% $135	+0% $83	+5% $-179	+10% $-243
Rent	-10% $-33	-5% $25	+0% $83	+5% $141	+10% $199
Rate	-1.0pp $176	-0.5pp $130	base $83	+0.5pp $35	+1.0pp $-13

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3750 Ralph Ave Owensboro, KY	1.0–2.0	1.0–2.0	1017	$1,585	$1.56	15d	15	1.42mi

Listing history 12 events

1. 2026-06-19
   status $184,000 Pending 13 DOM
2. 2026-06-18
   days on market $184,000 Active 13 DOM
3. 2026-06-17
   days on market $184,000 Active 12 DOM
4. 2026-06-16
   days on market $184,000 Active 11 DOM
5. 2026-06-15
   days on market $184,000 Active 10 DOM
6. 2026-06-14
   days on market $184,000 Active 8 DOM
7. 2026-06-13
   days on market $184,000 Active 7 DOM
8. 2026-06-10
   days on market $184,000 Active 5 DOM
9. 2026-06-09
   days on market $184,000 Active 4 DOM
10. 2026-06-08
    days on market $184,000 Active 3 DOM
11. 2026-06-07
    remarks 681-char remark
12. 2026-06-07
    listed $184,000 Active 2 DOM

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$1,208/yr (+$101/mo · 322.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,556
• − Mortgage interest: −$10,307
• − Property taxes: −$375
• − Insurance: −$920
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$5,353
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,525/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: Owensboro Independent
• NCES district ID: 2104590
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $33,020
• Composite: 25.79/100
• National rank: #7364
• State rank: #100 of 165 in KY

Livability — Owensboro

• Score: 71/100
• State rank: #148
• US rank: #7153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owensboro, KY
• County: Daviess County · 87,564 people
• City population: 87,564
• 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

Price history

+93.9% since first listed

4 events — show timeline

• 2026-06-05 Listed $184,000 GORAMLS
• 2018-05-11 Sold (Public Records) $97,500 Public Records
• 2018-05-11 Sold (MLS) $97,500 GORAMLS
• 2018-04-13 Listed $94,900 GORAMLS

Property tax history

-9.0%/yr

Latest (2025): $375 · +14.0% YoY. Source: county tax records.