225 Maplemere Dr · Bowling Green, KY 42103

$299,000

4 bd · 2.0 ba · 2,026 sqft · SingleFamily public records · 73 Days on market

Built 1957 0.39 ac lot $148/sqft · 21% below area Est $376k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is eligible for $0 down payment! Welcome to your beautiful, updated ranch home nestled in the peaceful Cumberland Estates neighborhood! This home features 5 bedrooms, 3 full bathrooms, 2 full kitchens and 2 laundry rooms including separate living quarters with its own entrance for the mother in law suite! Inside, you’ll find fresh paint, hardwood flooring, natural light and a large floor plan. Both kitchens are equipped with stainless steel appliances. The primary suite includes a spacious layout and a large walk-in closet and tiled shower, while the private in-law suite features its own entrance, kitchen, bedroom, and full bathroom—ideal for guests, family members, or rental income. Step outside to enjoy a large backyard with mature trees, a wood deck perfect for entertaining, and a storage shed for added convenience. The detached garage adds extra storage or workspace. This home is in the new Cumberland Ridge Elementary School District. Ask about how to get $0 down financing on this home and schedule your tour today!

Key facts

• Wood deck
• Updated ranch home
• Large backyard

Tags

• UPDATED RANCH HOME
• SEPARATE LIVING QUARTERS
• STAINLESS STEEL APPLIANCES
• LARGE BACKYARD
• WOOD DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (32.7% below list).
• Recommended offer: $201k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.0% 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.
• Warren County (rural): math 30% / reading 43% proficiency, ranked #48 of 165 in KY (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cumberland Trace Elementary (math 43% / reading 54%, grade D, #110 of 676 statewide, top 17%, 603 students, 52% FRL); Drakes Creek Middle School (math 48% / reading 61%, grade B-, #12 of 217 statewide, top 5%, 729 students, 54% FRL); Greenwood High School (math 39% / reading 47%, grade F, #30 of 254 statewide, top 12%, 1,370 students, 47% FRL).
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Warren County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 290 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 73 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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 $190k; list at $299k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $201,183 (32.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 12.4

CMA / ARV

• ARV (median comp): $376,159
• List price: $299,000
• Delta: -20.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2628 Carter Farm Rd	0.69mi	3/2.5 (-1)	2,027 (0%)	3mo	$409,000	$202	59
719 Denver Ln	0.67mi	3/3.0 (-1)	2,043 (+1%)	4mo	$349,900	$171	55
2562 Carter Farm Rd	0.69mi	3/2.0 (-1)	1,962 (-3%)	4mo	$375,000	$191	55
1878 Woodhollow Way	0.58mi	3/2.0 (-1)	1,990 (-2%)	12mo	$415,000	$209	54
344 Olympia Ct	0.66mi	3/3.0 (-1)	2,150 (+6%)	1mo	$409,900	$191	49
385 Olympia Ct	0.63mi	3/2.5 (-1)	2,148 (+6%)	8mo	$415,000	$193	47
2598 Carter Farm Rd	0.72mi	4/2.0	1,818 (-10%)	4mo	$389,900	$214	46
373 Olympia Ct	0.60mi	3/3.0 (-1)	1,899 (-6%)	10mo	$429,900	$226	44
329 Olympia Ct	0.68mi	3/2.5 (-1)	1,846 (-9%)	4mo	$300,000	$163	43
332 Olympia Ct	0.69mi	4/2.5	2,271 (+12%)	5mo	$419,500	$185	42
2550 Carters Farm Rd	0.67mi	3/2.5 (-1)	2,288 (+13%)	1mo	$385,000	$168	39
388 Olympia Ct	0.66mi	3/2.0 (-1)	1,761 (-13%)	5mo	$348,000	$198	39

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-68,773
• Equity at exit: $44,582

10-year hold

• IRR: -19.3%
• Equity multiple: -0.03×
• Total profit: $-86,241
• Equity at exit: $25,852

Cash invested: $83,720 (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 42103

• Home prices YoY: -30.4%
• Active inventory: 290
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$215 /mo · $2,578/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-318

Break-even live

Break-even rent $2,414

Max offer price $242,821

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-233	+0% $-318	+5% $-403	+10% $-487
Rent	-10% $-477	-5% $-397	+0% $-318	+5% $-239	+10% $-159
Rate	-1.0pp $-167	-0.5pp $-242	base $-318	+0.5pp $-395	+1.0pp $-474

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Old Lovers Ln Apt 214 Bowling Green, KY	3.0	2.5	1915	$1,950	$1.02	45d	1	0.34mi
512 Old Lovers Ln Unit 413 Bowling Green, KY	3.0	2.5	1910	$1,910	$1.00	45d	1	0.34mi
161 Old Lovers Ln Bowling Green, KY	1.0–3.0	1.0–2.5	1100	$1,400	$1.27	15d	8	0.49mi
564 Cumberland Pointe Ln Bowling Green, KY	3.0	2.5	1792	$2,000	$1.12	45d	1	0.71mi
1258 Ironwood Dr Bowling Green, KY	4.0	2.5	2803	$2,995	$1.07	15d	1	0.76mi

Listing history 35 events

1. 2026-06-22
   days on market $299,000 Active 73 DOM
2. 2026-06-19
   days on market $299,000 Active 71 DOM
3. 2026-06-18
   days on market $299,000 Active 70 DOM
4. 2026-06-17
   days on market $299,000 Active 69 DOM
5. 2026-06-16
   days on market $299,000 Active 68 DOM
6. 2026-06-15
   days on market $299,000 Active 67 DOM
7. 2026-06-14
   days on market $299,000 Active 65 DOM
8. 2026-06-13
   days on market $299,000 Active 64 DOM
9. 2026-06-10
   days on market $299,000 Active 62 DOM
10. 2026-06-09
    days on market $299,000 Active 61 DOM
11. 2026-06-08
    days on market $299,000 Active 60 DOM
12. 2026-06-07
    days on market $299,000 Active 59 DOM
13. 2026-06-05
    days on market $299,000 Active 56 DOM
14. 2026-06-02
    days on market $299,000 Active 54 DOM
15. 2026-06-01
    days on market $299,000 Active 53 DOM
16. 2026-05-31
    days on market $299,000 Active 52 DOM
17. 2026-05-30
    days on market $299,000 Active 51 DOM
18. 2026-04-09
    listed $299,000 Active 1056-char remark

    Show marketing remark (1056 chars)

    This home is eligible for $0 down payment! Welcome to your beautiful, updated ranch home nestled in the peaceful Cumberland Estates neighborhood! This home features 5 bedrooms, 3 full bathrooms, 2 full kitchens and 2 laundry rooms including separate living quarters with its own entrance for the mother in law suite! Inside, you’ll find fresh paint, hardwood flooring, natural light and a large floor plan. Both kitchens are equipped with stainless steel appliances. The primary suite includes a spacious layout and a large walk-in closet and tiled shower, while the private in-law suite features its own entrance, kitchen, bedroom, and full bathroom—ideal for guests, family members, or rental income. Step outside to enjoy a large backyard with mature trees, a wood deck perfect for entertaining, and a storage shed for added convenience. The detached garage adds extra storage or workspace. This home is in the new Cumberland Ridge Elementary School District. Ask about how to get $0 down financing on this home and schedule your tour today!

19. 2026-01-07
    status Active
20. 2025-09-19
    listed $299,000 Active
21. 2025-08-04
    status Active
22. 2025-08-04
    price $299,000
23. 2025-07-22
    price $299,900
24. 2025-06-20
    listed $309,000 Active
25. 2025-06-06
    price $309,900
26. 2025-05-09
    listed $319,900 Active
27. 2025-04-21
    listed $329,900 Active
28. 2025-04-21
    soldstatus $190,000
29. 2023-11-20
    price $319,900
30. 2023-11-10
    price $325,000
31. 2023-11-08
    listed $355,000 Active
32. 2022-05-20
    soldstatus $300,000
33. 2022-03-28
    listed $309,000
34. 2022-02-03
    listed $281,900
35. 2021-08-06
    listed $285,900

ⓘ 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: $2,578 · $215/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $24,142
• − Mortgage interest: −$16,749
• − Property taxes: −$2,578
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − Depreciation: −$8,698
• Taxable loss: −$9,240
• Est. tax savings @ 24.0%: +$2,218
• After-tax cash flow: $-1,599/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: Warren County
• NCES district ID: 2105730
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $50,092
• Composite: 31.55/100
• National rank: #5958
• State rank: #48 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

• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 21,911
• Household income: $87,689
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 704.0

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 (83%)
• Race & ethnicity: White 83% Black 6% Asian 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 4% Italian 2% Romanian 2%
• Foreign-born: 8% · Canada, Philippines, China
• Languages at home: 90% English-only · Other Asian/Pacific 4% Spanish 3% Other Indo-European 1%

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: ▼ -90.89%
• Current HPI: 208.4381
• Rent YoY: —
• 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

+4.6% since first listed

18 events — show timeline

• 2026-04-09 Listed $299,000 RASKMLS
• 2026-01-07 Relisted — RASKMLS
• 2025-09-19 Listed $299,000 RASKMLS
• 2025-08-04 Relisted — RASKMLS
• 2025-08-04 Price Changed $299,000 RASKMLS
• 2025-07-22 Price Changed $299,900 RASKMLS
• 2025-06-20 Listed $309,000 RASKMLS
• 2025-06-06 Price Changed $309,900 RASKMLS
• 2025-05-09 Listed $319,900 RASKMLS
• 2025-04-21 Listed $329,900 RASKMLS
• 2025-04-21 Sold (Public Records) $190,000 Public Records
• 2023-11-20 Price Changed $319,900 RASKMLS
• 2023-11-10 Price Changed $325,000 RASKMLS
• 2023-11-08 Listed $355,000 RASKMLS
• 2022-05-20 Sold (MLS) $300,000 RASKMLS
• 2022-03-28 Listed $309,000 RASKMLS
• 2022-02-03 Listed $281,900 RASKMLS
• 2021-08-06 Listed $285,900 RASKMLS

Property tax history

+12.7%/yr

Latest (2025): $2,578 · -0.9% YoY. Source: county tax records.