429 Bolivar St · Owensboro, KY 42303

$145,000

4 bd · 2.0 ba · 2,632 sqft · SingleFamily public records · 18 Days on market

Built 1881 7,395 sqft lot Est $139k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• ARV discount +5.7/15.0
• 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

INVESTOR SPECIAL! Opportunity awaits at 429 Bolivar Street in Owensboro. Only 3 minutes away from the popular Smothers Park. This property offers solid potential for investors, flippers, or buyers looking to build equity through renovations. The home is in need of updates and repairs but features a functional layout, spacious lot, and endless possibilities for customization. Including a robust 2 car garage with a fenced in yard. Whether you're looking for your next fix-and-flip project, rental property, or affordable renovation opportunity, this property provides a chance to add value and maximize returns. Conveniently located near shopping, schools, parks, and major roadways. Property is b

Key facts

• Robust 2 car garage
• Spacious lot
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LOT
• ROBUST 2 CAR GARAGE
• FENCED IN YARD

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Natural gas available; Public utilities (electric/fuel)
• Home design: Traditional single-family home; Two stories; Built in 1881
• Construction: Vinyl siding with wood frame construction; Poured concrete foundation; Shingle roof
• Exterior features: Chain link fencing; Sidewalks; Corner lot (87 x 85)

Interior

• Bedrooms: Four bedrooms total; Primary bedroom on the first floor; Three additional bedrooms on the second floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Wall/window cooling units; One HVAC unit
• Interior features: Seven total rooms; Two fireplaces
• Laundry & utility: Main-floor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: 366 active listings in the ZIP; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1881 — 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1881 — 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: 1.17% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $139,496
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Triplett St	0.08mi	3/2.0 (-1)	2,744 (+4%)	13mo	$145,000	$53	73
805 Locust St	0.62mi	4/2.5	2,552 (-3%)	9mo	$48,000	$19	56
1231 Allen St	0.61mi	4/2.5	2,950 (+12%)	24mo	$240,750	$82	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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,728
• Equity at exit: $21,620

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $26,596
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $341

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $442	-5% $391	+0% $341	+5% $291	+10% $241
Rent	-10% $207	-5% $274	+0% $341	+5% $409	+10% $476
Rate	-1.0pp $414	-0.5pp $378	base $341	+0.5pp $304	+1.0pp $266

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $145,000 Active 18 DOM
2. 2026-06-19
   days on market $145,000 Active 16 DOM
3. 2026-06-18
   days on market $145,000 Active 15 DOM
4. 2026-06-17
   days on market $145,000 Active 14 DOM
5. 2026-06-16
   days on market $145,000 Active 13 DOM
6. 2026-06-15
   days on market $145,000 Active 12 DOM
7. 2026-06-14
   days on market $145,000 Active 10 DOM
8. 2026-06-13
   days on market $145,000 Active 9 DOM
9. 2026-06-10
   days on market $145,000 Active 7 DOM
10. 2026-06-09
    days on market $145,000 Active 6 DOM
11. 2026-06-08
    days on market $145,000 Active 5 DOM
12. 2026-06-07
    days on market $145,000 Active 4 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $145,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $20,407
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,218
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,640/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): 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

1 event — show timeline

• 2026-06-03 Listed $145,000 Metro Search MLS

Property tax history

-12.1%/yr

Latest (2025): $219 · -3.3% YoY. Source: county tax records.