1728 Ohio St · Owensboro, KY 42301

$125,999

4 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 412 Days on market

Built 1938 $121/sqft · 10% above area Est $114k · 10% over ↓ 21% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• ARV discount +2.9/15.0
• 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

For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

Key facts

• Solid bones
• Original character
• Large backyard

Tags

• LARGE BACKYARD
• ORIGINAL CHARACTER
• SPACIOUS COMMON AREAS
• SOLID BONES
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Cravens Elementary School (math 17% / reading 22%, grade F, #572 of 676 statewide, top 88%, 370 students, 92% 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).
• Market conditions: 301 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 $871 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $110,879 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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. 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?
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: 1.25% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.7

CMA / ARV

• ARV (median comp): $114,265
• List price: $125,999
• Delta: 10.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1733 West 1st St	0.13mi	3/1.0 (-1)	1,046 (+0%)	24mo	$155,000	$148	69
1740 Lee Ct	0.11mi	3/1.0 (-1)	976 (-6%)	15mo	$139,900	$143	66
319 Castlen St	0.37mi	4/1.0	982 (-6%)	9mo	$132,500	$135	65
911 W 2nd St	0.62mi	3/1.5 (-1)	1,020 (-2%)	1mo	$60,000	$59	59
1814 W 6th St	0.56mi	3/2.0 (-1)	1,104 (+6%)	0mo	$139,000	$126	55
1532 W 3rd St	0.34mi	3/1.0 (-1)	924 (-12%)	7mo	$42,500	$46	54
507 Orchard St	0.61mi	3/2.0 (-1)	1,120 (+7%)	2mo	$63,000	$56	49
1623 W 5th St	0.43mi	3/1.5 (-1)	1,108 (+6%)	16mo	$145,000	$131	49
1307 W 3rd St	0.44mi	3/1.0 (-1)	1,134 (+9%)	18mo	$142,000	$125	45
25 Maple St	0.52mi	3/2.0 (-1)	1,176 (+13%)	3mo	$180,000	$153	44
526 Maple St	0.69mi	3/1.0 (-1)	988 (-5%)	18mo	$129,900	$131	38
2702 E Yellowstone Dr	0.67mi	3/1.0 (-1)	1,162 (+11%)	16mo	$126,000	$108	31

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $11,794
• Equity at exit: $18,787

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $51,592
• Equity at exit: $10,894

Cash invested: $35,280 (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 42301

• Home prices YoY: -31.0%
• Active inventory: 301
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $507

Break-even live

Break-even rent $937

Max offer price $125,999

Occupancy floor 63%

Sensitivity live

Price	-10% $578	-5% $542	+0% $507	+5% $471	+10% $435
Rent	-10% $382	-5% $444	+0% $507	+5% $569	+10% $631
Rate	-1.0pp $570	-0.5pp $539	base $507	+0.5pp $474	+1.0pp $441

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $125,999 Active 412 DOM
2. 2026-06-19
   days on market $125,999 Active 410 DOM
3. 2026-06-18
   days on market $125,999 Active 409 DOM
4. 2026-06-17
   days on market $125,999 Active 408 DOM
5. 2026-06-16
   days on market $125,999 Active 407 DOM
6. 2026-06-15
   days on market $125,999 Active 406 DOM
7. 2026-06-14
   days on market $125,999 Active 404 DOM
8. 2026-06-13
   days on market $125,999 Active 403 DOM
9. 2026-06-10
   days on market $125,999 Active 401 DOM
10. 2026-06-09
    days on market $125,999 Active 400 DOM
11. 2026-06-08
    days on market $125,999 Active 399 DOM
12. 2026-06-07
    days on market $125,999 Active 398 DOM
13. 2026-06-05
    days on market $125,999 Active 395 DOM
14. 2026-06-02
    days on market $125,999 Active 393 DOM
15. 2026-06-01
    days on market $125,999 Active 392 DOM
16. 2026-05-31
    days on market $125,999 Active 391 DOM
17. 2026-05-30
    days on market $125,999 Active 390 DOM
18. 2026-05-14
    price $125,999 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

19. 2026-03-30
    price $135,500 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

20. 2026-03-30
    price $139,999 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

21. 2025-12-24
    status Active 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

22. 2025-12-23
    price $144,999 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

23. 2025-10-29
    price $149,999 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

24. 2025-08-11
    price $154,999 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

25. 2025-05-05
    listed $159,000 Active 733-char remark

    Show marketing remark (733 chars)

    For the first time ever, 1728 Ohio Street is available to the public — and it’s full of potential. This 2-bedroom, 1-bath home is a rare find in a well-established Owensboro neighborhood, offering a great layout, large backyard, and a price point that makes sense whether you're a first-time buyer, investor, or renovator. The home has a brand new roof and siding. Was recently updated from a 3 bed to a 2 bed after combining both rooms. Featuring original character, spacious common areas, and solid bones, this home is ready for updates but livable as-is. With a little vision, this could be the best buy in town — offering live-in equity, long-term rental income, or a perfect flip opportunity. Motivated Seller!

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $1,084 · $90/mo
• Expected delta: +$757/yr (+$63/mo · 231.7%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,943
• − Mortgage interest: −$7,058
• − Property taxes: −$327
• − Insurance: −$630
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,665
• Taxable income: $4,232
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $5,064/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): 45,445
• Household income: $66,885
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1228.0

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 (82%)
• Race & ethnicity: White 82% Black 6% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2%

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: ▼ -106.96%
• Current HPI: 238.2395
• 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

-20.8% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $125,999 GORAMLS
• 2026-03-30 Price Changed $135,500 GORAMLS
• 2026-03-30 Price Changed $139,999 GORAMLS
• 2025-12-24 Relisted — GORAMLS
• 2025-12-23 Price Changed $144,999 GORAMLS
• 2025-10-29 Price Changed $149,999 GORAMLS
• 2025-08-11 Price Changed $154,999 GORAMLS
• 2025-05-05 Listed $159,000 GORAMLS

Property tax history

-3.6%/yr

Latest (2025): $327 · -3.3% YoY. Source: county tax records.