679 Ridgewood St · Owensboro, KY 42301

$110,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 14 Days on market

Built 1960 6,600 sqft lot $88/sqft · 33% below area Est $165k · 33% under ↓ 18% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS, CA$H BUYERS & HOUSE FLIPPERS: This 3 bedroom, 1 bath home is your next project! This west Owensboro home has over 1,000 sq. ft. with a fenced yard. Now's the time to invest in real estate and this home is ready for your personal touch.

Key facts

• Fenced yard
• 6,600 sq ft lot
• Built 1960

Tags

• FENCED YARD

Property features AI

Finance

• Other: Located in the Scottish Heights subdivision

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation; Built as of 1,247 above-grade finished area
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $110,000

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $165,292
• List price: $110,000
• Delta: -33.45%
• 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
679 Ridgewood St	0.00mi	3/1.0	1,247 (0%)	0mo	$90,000	$72	100
918 Marianna Dr	0.33mi	3/1.0	1,262 (+1%)	3mo	$149,500	$118	80
615 Fargo St	0.16mi	3/2.0	1,280 (+3%)	8mo	$179,900	$141	77
738 Dornell St	0.21mi	2/1.0 (-1)	1,134 (-9%)	2mo	$136,000	$120	68
1002 Piedmont Dr	0.31mi	3/1.0	1,392 (+12%)	6mo	$184,700	$133	61
3430 Deer Trl	0.69mi	3/2.0	1,266 (+2%)	2mo	$256,000	$202	59
237 Edwards St	0.69mi	3/1.0	1,327 (+6%)	2mo	$30,000	$23	56
918 Gardenside Dr	0.45mi	3/1.0	1,392 (+12%)	12mo	$149,900	$108	50
193 Martin Way	0.63mi	3/1.5	1,392 (+12%)	12mo	$203,400	$146	39
113 Partridge Loop	0.48mi	2/2.0 (-1)	1,411 (+13%)	10mo	$168,900	$120	39
177 Hummingbird Lp Loop E	0.61mi	3/2.0	1,392 (+12%)	13mo	$190,000	$136	38
2416 W 5th St	0.71mi	2/1.0 (-1)	1,080 (-13%)	11mo	$33,000	$31	30

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,184
• Equity at exit: $16,401

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $18,090
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$577
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $246

Break-even live

Break-even rent $817

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $309	-5% $278	+0% $246	+5% $215	+10% $184
Rent	-10% $157	-5% $202	+0% $246	+5% $291	+10% $336
Rate	-1.0pp $302	-0.5pp $274	base $246	+0.5pp $218	+1.0pp $189

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Hutch Ln Unit A Owensboro, KY	2.0	1.0	989	$825	$0.83	15d	1	0.72mi
200 Heartwood Ct Unit 8 Owensboro, KY	2.0	1.0	700	$925	$1.32	23d	1	0.78mi
225 Heartwood Ct Unit 11 Owensboro, KY	2.0	1.0	700	$945	$1.35	23d	1	0.78mi
225 Heartwood Ct Unit 3 Owensboro, KY	2.0	1.0	700	$925	$1.32	23d	1	0.78mi
225 Heartwood Ct Apt 7 Owensboro, KY	2.0	1.0	700	$925	$1.32	45d	1	0.79mi

Listing history 1 events

1. 2026-05-13
   listed $110,000 Active 262-char remark

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$675/yr (+$56/mo · 248.7%)

ⓘ 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 6/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,545
• − Mortgage interest: −$6,162
• − Property taxes: −$271
• − Insurance: −$550
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,200
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,670/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

-18.2% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $90,000 GORAMLS
• 2026-05-27 Pending — GORAMLS
• 2026-05-13 Listed $110,000 GORAMLS

Property tax history

-0.4%/yr

Latest (2025): $271 · -3.3% YoY. Source: county tax records.