2252 Southeastern Pkwy · Owensboro, KY 42303

$199,000

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 1 Days on market

Built 1979 Est $267k · 25% 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 +13.2/30.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full brick 1-LEVEL 3 Bedroom, 2 Bath, 2-Car Attached Garage home. Updated Roof and Gutters in 2025. Furnace and Air Conditioner in good condition. Fenced backyard. Located a sought after area perfect for walking etc. Needs updated and priced accordingly. Contact agent

Key facts

• Sought after area
• Updated roof
• Fenced backyard

Tags

• FENCED BACKYARD
• UPDATED ROOF
• UPDATED GUTTERS
• SOUGHT AFTER AREA

Property features AI

Finance

• Other: Located in the Landsdowne subdivision

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Walk-in closet(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (20.3% below list).
• Recommended offer: $159k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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.
• Zoned schools: Highland Elementary School (math 50% / reading 51%, grade D+, #95 of 676 statewide, top 14%, 474 students, 44% FRL); Daviess County Middle School (math 38% / reading 53%, grade D+, #32 of 217 statewide, top 15%, 813 students, 55% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL) — zoned schools at 47% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $158,638 (20.3% 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. Built in 1979 — 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. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $266,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2252 Southeastern Pkwy	0.00mi	4/2.0 (+1)	1,700 (-1%)	1mo	$201,000	$118	94
2300 Southeastern Pkwy	0.02mi	3/2.0	1,653 (-3%)	5mo	$240,000	$145	89
4318 W Yewells Lndg	0.14mi	3/2.0	1,624 (-5%)	6mo	$245,000	$151	80
3939 Cross Creek Trl	0.28mi	3/2.0	1,831 (+7%)	10mo	$283,500	$155	67
4335 Yewells Landing West Lndg	0.11mi	3/2.0	1,925 (+13%)	8mo	$245,000	$127	67
2309 Becklynn Dr	0.33mi	4/2.0 (+1)	1,740 (+2%)	14mo	$249,000	$143	65
2232 Mill Run	0.07mi	4/2.5 (+1)	1,900 (+11%)	8mo	$305,000	$161	64
1841 Celebration Cir	0.38mi	3/2.0	1,879 (+10%)	2mo	$370,000	$197	64
4161 Liberty Pt	0.21mi	3/2.0	1,505 (-12%)	17mo	$236,000	$157	56
1847 Celebration Cir	0.38mi	3/2.0	1,924 (+12%)	8mo	$399,800	$208	54
3920 Pine Lake Ct	0.57mi	3/2.5	1,925 (+13%)	12mo	$300,000	$156	41
3878 Pine Lake Ct	0.62mi	3/2.5	1,948 (+14%)	20mo	$324,900	$167	29

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-32,639
• Equity at exit: $29,672

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-29,058
• Equity at exit: $17,206

Cash invested: $55,720 (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 42303

• Home prices YoY: -29.1%
• Active inventory: 366
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,586 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-5

Break-even live

Break-even rent $1,593

Max offer price $198,045

Occupancy floor 95%

Sensitivity live

Price	-10% $107	-5% $51	+0% $-5	+5% $-62	+10% $-118
Rent	-10% $-131	-5% $-68	+0% $-5	+5% $57	+10% $120
Rate	-1.0pp $95	-0.5pp $45	base $-5	+0.5pp $-57	+1.0pp $-109

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: $49,750
• Closing costs: $5,970
• 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	1.38mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-05
   listed $199,000 Active

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$126/yr (+$10/mo · 7.9%)

ⓘ 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 3% 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: $19,037
• − Mortgage interest: −$11,147
• − Property taxes: −$1,586
• − Insurance: −$995
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$5,789
• Taxable loss: −$3,526
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $781/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: 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 — 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

2 events — show timeline

• 2026-05-06 Pending — GORAMLS
• 2026-05-05 Listed $199,000 GORAMLS

Property tax history

+1.9%/yr

Latest (2025): $1,586 · +28.3% YoY. Source: county tax records.