640 E 14th Ave · Bowling Green, KY 42101

$174,900

2 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 11 Days on market

Built 1910 6,534 sqft lot Est $238k · 27% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,534 sq ft lot
• Built 1910
• Listed 10 days

Property features AI

Finance

• Other: Accessible full bathroom; Lot approximately 0.15 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck

Interior

• Kitchen: Range; Oven; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $67 ($810/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 $139k (20.5% below list).
• Recommended offer: $139k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Bowling Green — 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 65/100 on livability (#255 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Bowling Green Independent (urban): math 37% / reading 41% proficiency, ranked #44 of 165 in KY (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: T C Cherry Elementary School (math 17% / reading 27%, grade F, #525 of 676 statewide, top 82%, 428 students, 84% FRL); Bowling Green Junior High (math 37% / reading 46%, grade F, #51 of 217 statewide, top 24%, 963 students, 65% FRL); Bowling Green High School (math 39% / reading 39%, grade F, #51 of 254 statewide, top 21%, 1,294 students, 58% FRL) — zoned schools average 69% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 591 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).
• This rent runs 35% of the median local income ($48k/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 $5k of value loss. Plan a longer hold.
• Warren County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $139,058 (20.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $238,464
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 Park St	0.34mi	3/3.0 (+1)	1,611 (-3%)	14mo	$270,000	$168	55
1227 Stubbins St	0.74mi	3/2.0 (+1)	1,634 (-1%)	5mo	$140,000	$86	51
1501 Nutwood St	0.51mi	2/1.0	1,788 (+8%)	16mo	$185,000	$103	49
1032 Magnolia St	0.62mi	2/2.0	1,820 (+10%)	3mo	$312,000	$171	48
1202 Nahm Dr	0.68mi	3/1.5 (+1)	1,741 (+5%)	8mo	$250,000	$144	46
846 E 10th Ave	0.51mi	3/1.5 (+1)	1,888 (+14%)	12mo	$249,000	$132	36
923 Barber Way	0.74mi	3/2.0 (+1)	1,504 (-9%)	11mo	$205,000	$136	32
1206 Nahm Dr	0.70mi	3/2.0 (+1)	1,474 (-11%)	11mo	$295,000	$200	31
1330 Clay St	0.60mi	2/1.0	1,422 (-14%)	22mo	$127,500	$90	30
552 Stanford Ave	0.68mi	3/2.0 (+1)	1,430 (-14%)	11mo	$223,991	$157	28

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 · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-27,838
• Equity at exit: $26,078

10-year hold

• IRR: -13.1%
• Equity multiple: 0.32×
• Total profit: $-33,464
• Equity at exit: $15,122

Cash invested: $48,972 (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 42101

• Home prices YoY: -20.9%
• Rents YoY: 0.3%
• Active inventory: 591
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$917
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $67

Break-even live

Break-even rent $1,305

Max offer price $174,900

Occupancy floor 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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1453 Park St Unit A Bowling Green, KY	2.0	2.5	1250	$1,125	$0.90	21d	1	0.13mi
1117 Greenwood Aly Bowling Green, KY	3.0	2.0	1100	$2,200	$2.00	13d	2	0.45mi
516 Regents Ave Bowling Green, KY	2.0	2.0	1481	$1,500	$1.01	13d	1	0.59mi
1207 Smallhouse Rd Bowling Green, KY	2.0	1.5	1202	$1,100	$0.92	21d	1	0.62mi
1233 Henry Dr Bowling Green, KY	3.0	1.0	1107	$1,250	$1.13	13d	1	0.75mi
1706 Kirby Dr Bowling Green, KY	3.0	1.0	1227	$1,350	$1.10	13d	1	0.80mi
864 Fairview Ave Unit D03 Bowling Green, KY	2.0	2.5	1500	$1,525	$1.02	21d	1	0.92mi
701 Magnolia St Bowling Green, KY	3.0	1.5	1502	$1,700	$1.13	21d	1	1.03mi
604 Eastwood St Bowling Green, KY	2.0	1.5	1100	$1,075	$0.98	13d	1	1.17mi
1131 Fairview Ave Bowling Green, KY	2.0	2.0	1623	$2,800	$1.73	21d	1	1.31mi
1225 N Lee Dr Bowling Green, KY	3.0	2.5	1200	$1,345	$1.12	43d	1	1.46mi

Listing history 9 events

1. 2026-06-19
   days on market $174,900 Active 11 DOM
2. 2026-06-18
   days on market $174,900 Active 10 DOM
3. 2026-06-17
   days on market $174,900 Active 9 DOM
4. 2026-06-16
   days on market $174,900 Active 8 DOM
5. 2026-06-15
   days on market $174,900 Active 7 DOM
6. 2026-06-14
   days on market $174,900 Active 5 DOM
7. 2026-06-13
   days on market $174,900 Active 4 DOM
8. 2026-06-10
   days on market $174,900 Active 2 DOM
9. 2026-06-09
   listed $174,900 Active 1 DOM

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$1,012/yr (+$84/mo · 205.5%)

ⓘ 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,687
• − Mortgage interest: −$9,797
• − Property taxes: −$492
• − Insurance: −$874
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$5,088
• Taxable loss: −$2,235
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,346/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: Bowling Green Independent
• NCES district ID: 2100570
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $31,181
• Composite: 31.86/100
• National rank: #5870
• State rank: #44 of 165 in KY

Livability — Bowling Green

• Score: 65/100
• State rank: #255
• US rank: #12782

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowling Green, KY
• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 65,421
• Household income: $48,217
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 3855.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 144,620 people
• By 2030: 155,977 · +7.9%
• By 2040: 179,381 · +24.0%
• By 2050: 203,713 · +40.9%
• By 2075: 267,291 · +84.8%
• By 2100: 314,019 · +117.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% American 1% Italian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+24.3) · D 37.0% · R 61.3% · Other 1.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -18.9pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+16.8 2016: R+24.2 2012: R+21.8 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.34%
• Current HPI: 277.6554
• Rent YoY: ▲ 0.28%
• Metro: Bowling Green, 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

+16.7% since first listed

13 events — show timeline

• 2026-06-05 Listed $174,900 RASKMLS
• 2026-04-17 Price Changed $189,900 RASKMLS
• 2026-04-06 Price Changed $192,900 RASKMLS
• 2026-03-20 Price Changed $193,900 RASKMLS
• 2026-03-02 Price Changed $196,900 RASKMLS
• 2026-01-13 Price Changed $199,900 RASKMLS
• 2025-12-22 Price Changed $219,900 RASKMLS
• 2025-05-02 Listed $235,000 RASKMLS
• 2024-03-29 Price Changed $219,000 RASKMLS
• 2024-01-24 Listed $220,000 RASKMLS
• 2023-08-28 Listed $220,000 RASKMLS
• 2019-10-21 Sold (MLS) $140,000 RASKMLS
• 2019-05-20 Listed $149,900 RASKMLS

Property tax history

+6.9%/yr

Latest (2025): $492 · +7.0% YoY. Source: county tax records.