1231 Maple Ave · Owensboro, KY 42301

$214,900

3 bd · 2.0 ba · 2,022 sqft · SingleFamily public records · 42 Days on market

Built 1951 10,062 sqft lot $106/sqft · 11% below area Est $240k · 11% under

---

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 +13.6/30.0
• ARV discount +12.3/15.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this beautiful 5 bedroom, 2 bath home in the highly desirable health park neighborhood. This home features hardwood flooring, and new carpet. The main floor has a spacious dining room, master suite, and 2 bedrooms. Upstairs you will find 2 additional spacious bedrooms and an office. Loosing power will never be an issue because this house is equipped with a whole home generator! This home also boost 2 long driveways on both sides of the property. Don't miss out on this great house. Home is being sold "As Is" Schedule your showing today.

Key facts

• 0.23 acre lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: 1-car garage with concrete parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Deck; Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Walk-in closets; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $11 ($130/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 $161k (24.9% below list).
• Recommended offer: $161k (24.9% 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 42 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $161,485 (24.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.75% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (median comp): $240,412
• List price: $214,900
• Delta: -10.61%
• 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
1212 Hill Ave	0.09mi	4/2.0 (+1)	1,870 (-8%)	5mo	$234,900	$126	74
817 Wesleyan Park Dr	0.30mi	3/2.5	1,876 (-7%)	2mo	$240,000	$128	71
2212 Locust St	0.58mi	3/2.0	2,074 (+3%)	2mo	$249,900	$120	67
1728 Saint Marys Ave	0.35mi	3/2.0	1,827 (-10%)	2mo	$219,900	$120	66
2548 Farrier Pl	0.39mi	3/2.5	2,222 (+10%)	4mo	$293,500	$132	60
521 Hill Ave	0.48mi	2/1.0 (-1)	1,889 (-7%)	1mo	$183,000	$97	57
2013 Wimbledon Ct	0.53mi	3/2.5	1,791 (-11%)	2mo	$370,000	$207	53
1120 College Dr	0.71mi	3/2.0	2,210 (+9%)	2mo	$320,000	$145	49
1833 Cecelia Ct	0.56mi	3/2.0	1,733 (-14%)	1mo	$247,000	$143	49
1927 Freeman Ave	0.60mi	3/2.0	1,730 (-14%)	1mo	$269,900	$156	47
1512 Sioux Pl	0.56mi	4/2.0 (+1)	1,800 (-11%)	5mo	$222,000	$123	47
2524 S Cherokee Dr	0.38mi	4/1.5 (+1)	1,728 (-14%)	5mo	$187,000	$108	46

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-34,242
• Equity at exit: $32,042

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-29,377
• Equity at exit: $18,581

Cash invested: $60,172 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,615 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $11

Break-even live

Break-even rent $1,601

Max offer price $214,900

Occupancy floor 94%

Sensitivity live

Price	-10% $133	-5% $72	+0% $11	+5% $-50	+10% $-111
Rent	-10% $-117	-5% $-53	+0% $11	+5% $75	+10% $138
Rate	-1.0pp $119	-0.5pp $66	base $11	+0.5pp $-45	+1.0pp $-101

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: $53,725
• Closing costs: $6,447
• 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	0.87mi

Listing history 23 events

1. 2026-06-13
   status $214,900 Pending 42 DOM
2. 2026-06-10
   days on market $214,900 Active 42 DOM
3. 2026-06-09
   days on market $214,900 Active 41 DOM
4. 2026-06-08
   days on market $214,900 Active 40 DOM
5. 2026-06-07
   days on market $214,900 Active 39 DOM
6. 2026-06-05
   pricedays on market $214,900 Active 36 DOM
7. 2026-06-02
   days on market $219,900 Active 34 DOM
8. 2026-06-01
   days on market $219,900 Active 33 DOM
9. 2026-05-31
   days on market $219,900 Active 32 DOM
10. 2026-05-30
    days on market $219,900 Active 31 DOM
11. 2026-05-17
    price $219,900 1114-char remark
12. 2026-05-04
    price $229,900 1114-char remark
13. 2026-04-29
    listed $239,900 Active 1114-char remark
14. 2026-04-14
    status Pending
15. 2026-04-07
    price $239,900
16. 2026-03-16
    listed $249,900 Active
17. 2022-05-18
    soldstatus $178,000
18. 2022-05-13
    soldstatus $178,000

    Show marketing remark (569 chars)

    Don't miss out on this beautiful 5 bedroom, 2 bath home in the highly desirable health park neighborhood. This home features hardwood flooring, and new carpet. The main floor has a spacious dining room, master suite, and 2 bedrooms. Upstairs you will find 2 additional spacious bedrooms and an office. Loosing power will never be an issue because this house is equipped with a whole home generator! This home also boost 2 long driveways on both sides of the property. Don't miss out on this great house. Home is being sold "As Is" Schedule your showing today.

19. 2022-03-25
    listed $188,000

    Show marketing remark (569 chars)

    Don't miss out on this beautiful 5 bedroom, 2 bath home in the highly desirable health park neighborhood. This home features hardwood flooring, and new carpet. The main floor has a spacious dining room, master suite, and 2 bedrooms. Upstairs you will find 2 additional spacious bedrooms and an office. Loosing power will never be an issue because this house is equipped with a whole home generator! This home also boost 2 long driveways on both sides of the property. Don't miss out on this great house. Home is being sold "As Is" Schedule your showing today.

20. 2019-02-28
    soldstatus $120,000
21. 2019-02-28
    soldstatus $120,000
22. 2019-01-02
    listed $129,000
23. 2018-10-26
    listed $136,900

ⓘ 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: $580 · $48/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: +$1,268/yr (+$106/mo · 218.4%)

ⓘ 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 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: $19,378
• − Mortgage interest: −$12,038
• − Property taxes: −$580
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$6,252
• Taxable loss: −$3,667
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $1,010/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

+57.0% since first listed

15 events — show timeline

• 2026-06-10 Pending — GORAMLS
• 2026-06-03 Price Changed $214,900 GORAMLS
• 2026-05-17 Price Changed $219,900 GORAMLS
• 2026-05-04 Price Changed $229,900 GORAMLS
• 2026-04-29 Listed $239,900 GORAMLS
• 2026-04-14 Pending — GORAMLS
• 2026-04-07 Price Changed $239,900 GORAMLS
• 2026-03-16 Listed $249,900 GORAMLS
• 2022-05-18 Sold (Public Records) $178,000 Public Records
• 2022-05-13 Sold (MLS) $178,000 GORAMLS
• 2022-03-25 Listed $188,000 GORAMLS
• 2019-02-28 Sold (Public Records) $120,000 Public Records
• 2019-02-28 Sold (MLS) $120,000 GORAMLS
• 2019-01-02 Listed $129,000 GORAMLS
• 2018-10-26 Listed $136,900 GORAMLS

Property tax history

-6.0%/yr

Latest (2025): $580 · -3.3% YoY. Source: county tax records.