1316 W 15 th St · Owensboro, KY 42301

$210,000

3 bd · 1.0 ba · 1,772 sqft · SingleFamily public records · 96 Days on market

Built 1940 7,200 sqft lot $119/sqft · at area comps Est $203k · 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 +13.8/30.0
• ARV discount +5.8/15.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• 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

Spacious 5-Bedroom Home on a quiet cul-de-sac 5-bedroom, 1.5-bathrooms. Formal dining area and eat-in kitchen. Living room with fireplace. Partial unfinished basement. New roof January 2026, Heat 9 months, AC 3 years, Water heater 5 years. Exterior & parking: concrete driveway, single detached garage, fenced in back yard.

Key facts

• Formal dining area
• Eat-in kitchen
• New roof

Tags

• FORMAL DINING AREA
• EAT-IN KITCHEN
• LIVING ROOM WITH FIREPLACE
• PARTIAL UNFINISHED BASEMENT
• NEW ROOF
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $20 ($242/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 $160k (23.9% below list).
• Recommended offer: $160k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Sutton Elementary School (math 37% / reading 41%, grade F, #229 of 676 statewide, top 34%, 561 students, 46% 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 59% FRL track the district average.
• Market conditions: 301 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

• It's been on market 96 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $159,834 (23.9% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 0.76% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $202,557
• List price: $210,000
• Delta: 3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Owen Ct	0.45mi	3/2.0	1,799 (+2%)	0mo	$270,000	$150	72
1740 Freeman Ave	0.42mi	3/1.5	1,721 (-3%)	8mo	$270,000	$157	67
1927 Freeman Ave	0.52mi	3/2.0	1,730 (-2%)	1mo	$269,900	$156	67
619 Booth Ave	0.65mi	2/1.5 (-1)	1,714 (-3%)	3mo	$184,900	$108	55
1728 Saint Marys Ave	0.74mi	3/2.0	1,827 (+3%)	2mo	$219,900	$120	54
1412 Ford Ave	0.55mi	3/2.0	1,665 (-6%)	7mo	$115,000	$69	54
521 Hill Ave	0.62mi	2/1.0 (-1)	1,889 (+7%)	1mo	$183,000	$97	54
817 Wesleyan Park Dr	0.67mi	3/2.5	1,876 (+6%)	2mo	$240,000	$128	52
1212 Hill Ave	0.62mi	4/2.0 (+1)	1,870 (+6%)	5mo	$234,900	$126	49
401 Booth Ave	0.74mi	3/1.0	1,540 (-13%)	3mo	$179,900	$117	42
430 Booth Ave	0.73mi	4/2.0 (+1)	1,628 (-8%)	5mo	$242,000	$149	40
117 West 20th St	0.75mi	3/2.5	1,968 (+11%)	7mo	$227,500	$116	35

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,851
• Equity at exit: $31,312

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-27,379
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $20

Break-even live

Break-even rent $1,573

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $80	+0% $20	+5% $-39	+10% $-99
Rent	-10% $-106	-5% $-43	+0% $20	+5% $83	+10% $146
Rate	-1.0pp $126	-0.5pp $74	base $20	+0.5pp $-34	+1.0pp $-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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2035 Ottawa Dr Owensboro, KY	4.0	1.5	1407	$1,650	$1.17	45d	1	1.31mi

Listing history 26 events

1. 2026-06-21
   days on market $210,000 Active 96 DOM
2. 2026-06-19
   days on market $210,000 Active 94 DOM
3. 2026-06-18
   days on market $210,000 Active 93 DOM
4. 2026-06-17
   days on market $210,000 Active 92 DOM
5. 2026-06-16
   days on market $210,000 Active 91 DOM
6. 2026-06-15
   days on market $210,000 Active 90 DOM
7. 2026-06-14
   days on market $210,000 Active 88 DOM
8. 2026-06-13
   remarks 397-char remark
9. 2026-06-13
   pricedays on market $210,000 Active 87 DOM
10. 2026-06-10
    days on market $215,000 Active 85 DOM
11. 2026-06-09
    days on market $215,000 Active 84 DOM
12. 2026-06-08
    days on market $215,000 Active 83 DOM
13. 2026-06-07
    days on market $215,000 Active 82 DOM
14. 2026-06-05
    days on market $215,000 Active 79 DOM
15. 2026-06-02
    days on market $215,000 Active 77 DOM
16. 2026-06-01
    days on market $215,000 Active 76 DOM
17. 2026-05-31
    days on market $215,000 Active 75 DOM
18. 2026-05-30
    days on market $215,000 Active 74 DOM
19. 2026-05-01
    price $235,000 329-char remark

    Show marketing remark (329 chars)

    Spacious 5-Bedroom Home on a quiet cul-de-sac 5-bedroom, 1.5-bathrooms. Formal dining area and eat-in kitchen. Living room with fireplace. Partial unfinished basement. New roof January 2026, Heat 9 months, AC 3 years, Water heater 5 years. Exterior & parking: concrete driveway, single detached garage, fenced in back yard.

20. 2026-03-17
    listed $250,000 Active 329-char remark

    Show marketing remark (329 chars)

    Spacious 5-Bedroom Home on a quiet cul-de-sac 5-bedroom, 1.5-bathrooms. Formal dining area and eat-in kitchen. Living room with fireplace. Partial unfinished basement. New roof January 2026, Heat 9 months, AC 3 years, Water heater 5 years. Exterior & parking: concrete driveway, single detached garage, fenced in back yard.

21. 2021-11-02
    soldstatus $198,000
22. 2021-10-26
    soldstatus $198,000 270-char remark

    Show marketing remark (270 chars)

    Perfect starter home for a young family! This home features 4 bedrooms, 1.5 bath, living room fireplace, dining room and partial unfinished basement! There is also a fenced in back yard for privacy, single detached garage and concrete driveway! Schedule a showing today!

23. 2021-08-12
    listed $195,000 270-char remark

    Show marketing remark (270 chars)

    Perfect starter home for a young family! This home features 4 bedrooms, 1.5 bath, living room fireplace, dining room and partial unfinished basement! There is also a fenced in back yard for privacy, single detached garage and concrete driveway! Schedule a showing today!

24. 2017-06-06
    soldstatus $149,900
25. 2017-06-01
    soldstatus $149,900
26. 2017-03-16
    listed $149,900

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,806 · $150/mo
• Expected delta: +$1,160/yr (+$97/mo · 179.8%)

ⓘ 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: $19,180
• − Mortgage interest: −$11,763
• − Property taxes: −$646
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$6,109
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $1,071/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

+56.8% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $235,000 GORAMLS
• 2026-03-17 Listed $250,000 GORAMLS
• 2021-11-02 Sold (Public Records) $198,000 Public Records
• 2021-10-26 Sold (MLS) $198,000 GORAMLS
• 2021-08-12 Listed $195,000 GORAMLS
• 2017-06-06 Sold (MLS) $149,900 GORAMLS
• 2017-06-01 Sold (Public Records) $149,900 Public Records
• 2017-03-16 Listed $149,900 GORAMLS

Property tax history

-9.6%/yr

Latest (2025): $646 · -3.3% YoY. Source: county tax records.