9325 W Hwy 60 · Owensboro, KY 42301

$85,000

2 bd · 1.0 ba · 896 sqft · SingleFamily · 183 Days on market

Built 1955 Good condition 0.33 ac lot 2-car garage $95/sqft · 53% below area

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Why this score? — see what drove the B- 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Fall Project! Needs work, but has GREAT investment potential.

Key facts

• Plumbing
• Crawlspace
• Duct work

Tags

• FLOOR JOISTS
• CRAWLSPACE
• PLUMBING
• DUCT WORK
• WINDOWS
• INTERIOR GUTTED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (23.4% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $65k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 10.4% vs local median 3.8% 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.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Louisville Elementary School (math 57% / reading 37%, grade D-, #119 of 676 statewide, top 19%, 331 students, 54% FRL); F T Burns Middle School (math 23% / reading 40%, grade F, #125 of 217 statewide, top 63%, 710 students, 67% FRL); Apollo High School (math 33% / reading 34%, grade F, #92 of 254 statewide, top 36%, 1,440 students, 55% FRL) — zoned schools average 59% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 572 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 $588 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

• It's been on market 183 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $85k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,068 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.30% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $179,152
• List price: $85,000
• Delta: -52.55%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9401 Highway 60 W	0.06mi	2/1.0	896 (0%)	4mo	$105,000	$117	94
8953 US Hwy 60 W	0.42mi	2/1.0	896 (0%)	21mo	$125,000	$140	63
9025 U.s 60	0.35mi	3/1.5 (+1)	1,120 (+25%)	17mo	$175,000	$156	37
180 Murphy Rd	0.67mi	3/1.0 (+1)	1,120 (+25%)	59mo	$152,900	$137	19
9725 Sauer Ln	0.85mi	3/1.0 (+1)	1,040 (+16%)	46mo	$180,000	$173	15

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: -27.8%
• Equity multiple: 0.06×
• Total profit: $-22,268
• Equity at exit: $12,674

10-year hold

• IRR: -24.8%
• Equity multiple: -0.24×
• Total profit: $-29,554
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 42301

• Home prices YoY: -31.0%
• Active inventory: 572
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-138

Break-even live

Break-even rent $1,283

Max offer price $65,068

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-108	+0% $-138	+5% $-167	+10% $-196
Rent	-10% $-225	-5% $-182	+0% $-138	+5% $-94	+10% $-50
Rate	-1.0pp $-95	-0.5pp $-116	base $-138	+0.5pp $-160	+1.0pp $-182

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence1 story
• Construction: Vinyl siding
• Exterior features: PatioPorchLevel lot

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heatingForced air
• Interior features: Eat-in kitchenCrawl space basement

Listing history 50 events

1. 2026-09-29
   days on market $85,000 Active 183 DOM
2. 2026-09-28
   days on market $85,000 Active 182 DOM
3. 2026-09-27
   days on market $85,000 Active 181 DOM
4. 2026-09-26
   days on market $85,000 Active 180 DOM
5. 2026-09-25
   days on market $85,000 Active 179 DOM
6. 2026-09-24
   days on market $85,000 Active 178 DOM
7. 2026-09-24
   days on market $85,000 Active 177 DOM
8. 2026-09-22
   days on market $85,000 Active 176 DOM
9. 2026-09-20
   days on market $85,000 Active 174 DOM
10. 2026-09-18
    days on market $85,000 Active 172 DOM
11. 2026-09-17
    days on market $85,000 Active 171 DOM
12. 2026-09-16
    days on market $85,000 Active 170 DOM
13. 2026-09-15
    days on market $85,000 Active 169 DOM
14. 2026-09-14
    days on market $85,000 Active 168 DOM
15. 2026-09-13
    days on market $85,000 Active 167 DOM
16. 2026-09-12
    days on market $85,000 Active 166 DOM
17. 2026-09-11
    days on market $85,000 Active 165 DOM
18. 2026-09-05
    days on market $85,000 Active 159 DOM
19. 2026-09-04
    days on market $85,000 Active 158 DOM
20. 2026-09-03
    days on market $85,000 Active 157 DOM
21. 2026-09-02
    days on market $85,000 Active 156 DOM
22. 2026-08-30
    days on market $85,000 Active 153 DOM
23. 2026-08-29
    days on market $85,000 Active 152 DOM
24. 2026-08-28
    days on market $85,000 Active 151 DOM
25. 2026-08-27
    days on market $85,000 Active 150 DOM
26. 2026-08-25
    days on market $85,000 Active 148 DOM
27. 2026-08-24
    days on market $85,000 Active 147 DOM
28. 2026-08-23
    days on market $85,000 Active 146 DOM
29. 2026-08-22
    days on market $85,000 Active 145 DOM
30. 2026-08-21
    days on market $85,000 Active 144 DOM
31. 2026-08-20
    days on market $85,000 Active 143 DOM
32. 2026-08-19
    days on market $85,000 Active 142 DOM
33. 2026-08-18
    days on market $85,000 Active 141 DOM
34. 2026-08-17
    days on market $85,000 Active 140 DOM
35. 2026-08-16
    days on market $85,000 Active 139 DOM
36. 2026-08-15
    days on market $85,000 Active 138 DOM
37. 2026-08-14
    days on market $85,000 Active 137 DOM
38. 2026-08-13
    days on market $85,000 Active 136 DOM
39. 2026-08-12
    days on market $85,000 Active 135 DOM
40. 2026-08-11
    days on market $85,000 Active 134 DOM
41. 2026-08-10
    days on market $85,000 Active 133 DOM
42. 2026-08-09
    days on market $85,000 Active 132 DOM
43. 2026-08-08
    days on market $85,000 Active 131 DOM
44. 2026-08-07
    days on market $85,000 Active 130 DOM
45. 2026-08-06
    days on market $85,000 Active 129 DOM
46. 2026-08-05
    days on market $85,000 Active 128 DOM
47. 2026-08-04
    days on market $85,000 Active 127 DOM
48. 2026-08-03
    days on market $85,000 Active 126 DOM
49. 2026-07-31
    days on market $85,000 Active 123 DOM
50. 2026-07-29
    days on market $85,000 Active 121 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 2/10 Low FEMA zone AE · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,310
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$2,473
• Taxable loss: −$2,873
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $-964/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.

Condition & rehab AI · 9 photos

Good 75/100 Extensive rehab Est. rehab $44,800–$80,640 screening

This property is in the process of being gutted and renovated. The kitchen and bath are under construction, with exposed plumbing, electrical, and framing. The exterior is in good condition, and the property has good curb appeal. The highest-ROI updates would be to paint and finish the kitchen cabinets, install flooring, and paint the interior walls.

Repairs flagged

• Major Exposed plumbing — Exposed plumbing in kitchen and bath
• Major Exposed electrical — Exposed electrical in kitchen and bath
• Major Exposed framing — Exposed framing in kitchen and bath
• Major Exposed subflooring — Exposed subflooring in kitchen and bath

Value-add opportunities

• Both Paint and finish kitchen cabinets — Painting and finishing cabinets will enhance both resale and rental value ↑
• Both Install flooring in kitchen and bath — Installing flooring will improve both resale and rental value ↑
• Both Install drywall and paint interior walls — Painting and finishing interior walls will enhance both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary West Louisville Elementary School D- KY #119/676 Nat'l #14,504/41,679 Middle F T Burns Middle School F KY #125/217 Nat'l #8,497/14,009 High Apollo High School F KY #92/254 Nat'l #10,191/17,239

Schools (NCES district)

• District: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 of 165 in KY

B Composite livability gradescore 71/100

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

• County: Daviess County · 103,810 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: 4% of renters

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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%

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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%
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2%

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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

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence1 story
• Construction: Vinyl siding
• Exterior features: PatioPorchLevel lot

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heatingForced air
• Interior features: Eat-in kitchenCrawl space basement

Price history

+261.7% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $85,000 GORAMLS
• 2026-03-29 Listed $90,000 GORAMLS
• 2023-07-24 Listed $29,900 GORAMLS
• 2023-07-21 Sold (MLS) $23,500 GORAMLS