Belmont (Riverbend) Plan · Owensboro, KY 42303

$75,995

3 bd · 2.0 ba · 1,193 sqft · Manufactured · 266 Days on market

Manufactured home Good condition $400/mo HOA · 35% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Cash flow +6.1/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +0.4/10.0
• Manufactured-home adj. -2.9

Listing remarks

The Belmont offers a smart, spacious layout designed for comfortable everyday living. This thoughtfully designed home features 3 bedrooms and 2 full baths, providing plenty of room for family and guests. At the heart of the home, you'll find a beautiful, well-appointed kitchen that flows seamlessly into an expansive living area with extended length-perfect for entertaining, relaxing, or creating flexible spaces to fit your lifestyle. With its open design and generous proportions, the Belmont delivers both functionality and style in a home that truly feels inviting.

Key facts

• Listed 265 days

🏗️ New construction. The $75,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $100,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (4.0% below list).
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

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: East View Elementary School (math 25% / reading 30%, grade F, #431 of 676 statewide, top 64%, 462 students, 68% FRL); Daviess County Middle School (math 38% / reading 53%, grade D+, #32 of 217 statewide, top 15%, 813 students, 55% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL).
• Market conditions: 662 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 $691 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 266 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $66,875 (12.0% 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 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.14% ✓
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 7.3

CMA / ARV

• ARV (median comp): $100,000
• List price: $75,995
• Delta: -24.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6831 Thoma Dr	0.27mi	3/2.0	1,280 (+7%)	2mo	$100,000	$78	74
219 Irene Ave	0.26mi	3/1.0	1,267 (+6%)	17mo	$170,000	$134	59
167 Irene Ave	0.24mi	3/2.0	1,360 (+14%)	10mo	$201,900	$148	57
7739 Hwy. 2830	1.45mi	3/2.0	1,008 (-16%)	15mo	$132,000	$131	27
7705 Kentucky 2830	1.40mi	3/1.0	972 (-18%)	11mo	$169,900	$175	26
7715 State Route 2830	1.31mi	3/1.0	1,040 (-13%)	30mo	$102,000	$98	20

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: -29.9%
• Equity multiple: 0.01×
• Total profit: $-27,853
• Equity at exit: $14,910

10-year hold

• IRR: -29.6%
• Equity multiple: -0.38×
• Total profit: $-38,523
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

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

Active competition Active MLS

• For sale now: 14 active · 1 under contract
• Months of supply: 84.0 mo (1%/mo absorbed)
• Median asking: $67,995 ($68/sqft)
• Median days on market: 179 d
• This list price: 79% of active listings are priced below it
• ARV vs active asking: +23.4% above current asking $/sqft

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

ZIP-level market 42303

• Home prices YoY: -29.1%
• Active inventory: 662
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$400
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-187

Break-even live

Break-even rent $1,381

Max offer price $72,937

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-152	+0% $-187	+5% $-222	+10% $-256
Rent	-10% $-277	-5% $-232	+0% $-187	+5% $-142	+10% $-97
Rate	-1.0pp $-137	-0.5pp $-162	base $-187	+0.5pp $-213	+1.0pp $-239

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: List price $75,995Address: Belmont (Riverbend) Plan, Owensboro, KY 42303
• HOA & community: Association fee $400

Exterior

• Home design: Single-family plan homeActive plan listing
• Exterior features: Living area approximately 1193

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home (Belmont - Riverbend)

Listing history 50 events

1. 2026-11-08
   days on market $75,995 Active 266 DOM
2. 2026-11-07
   days on market $75,995 Active 265 DOM
3. 2026-11-06
   days on market $75,995 Active 264 DOM
4. 2026-11-05
   days on market $75,995 Active 263 DOM
5. 2026-11-04
   days on market $75,995 Active 262 DOM
6. 2026-11-02
   days on market $75,995 Active 260 DOM
7. 2026-11-01
   days on market $75,995 Active 259 DOM
8. 2026-10-31
   days on market $75,995 Active 258 DOM
9. 2026-10-30
   days on market $75,995 Active 257 DOM
10. 2026-10-29
    days on market $75,995 Active 256 DOM
11. 2026-10-28
    days on market $75,995 Active 255 DOM
12. 2026-10-27
    days on market $75,995 Active 254 DOM
13. 2026-10-26
    days on market $75,995 Active 253 DOM
14. 2026-10-25
    days on market $75,995 Active 252 DOM
15. 2026-10-24
    days on market $75,995 Active 251 DOM
16. 2026-10-23
    days on market $75,995 Active 250 DOM
17. 2026-10-22
    days on market $75,995 Active 249 DOM
18. 2026-10-21
    days on market $75,995 Active 248 DOM
19. 2026-10-20
    days on market $75,995 Active 247 DOM
20. 2026-10-19
    days on market $75,995 Active 246 DOM
21. 2026-10-18
    days on market $75,995 Active 245 DOM
22. 2026-10-17
    days on market $75,995 Active 244 DOM
23. 2026-10-16
    days on market $75,995 Active 243 DOM
24. 2026-10-15
    days on market $75,995 Active 242 DOM
25. 2026-10-14
    days on market $75,995 Active 241 DOM
26. 2026-10-13
    days on market $75,995 Active 240 DOM
27. 2026-10-12
    days on market $75,995 Active 239 DOM
28. 2026-10-11
    days on market $75,995 Active 238 DOM
29. 2026-10-10
    days on market $75,995 Active 237 DOM
30. 2026-10-09
    days on market $75,995 Active 236 DOM
31. 2026-10-08
    days on market $75,995 Active 235 DOM
32. 2026-10-08
    days on market $75,995 Active 234 DOM
33. 2026-10-06
    days on market $75,995 Active 233 DOM
34. 2026-10-05
    days on market $75,995 Active 232 DOM
35. 2026-10-04
    days on market $75,995 Active 231 DOM
36. 2026-10-03
    days on market $75,995 Active 230 DOM
37. 2026-10-02
    days on market $75,995 Active 229 DOM
38. 2026-10-01
    days on market $75,995 Active 228 DOM
39. 2026-09-30
    days on market $75,995 Active 227 DOM
40. 2026-09-29
    days on market $75,995 Active 226 DOM
41. 2026-09-28
    days on market $75,995 Active 225 DOM
42. 2026-09-27
    days on market $75,995 Active 224 DOM
43. 2026-09-26
    days on market $75,995 Active 223 DOM
44. 2026-09-25
    days on market $75,995 Active 222 DOM
45. 2026-09-24
    days on market $75,995 Active 221 DOM
46. 2026-09-24
    days on market $75,995 Active 220 DOM
47. 2026-09-22
    days on market $75,995 Active 219 DOM
48. 2026-09-20
    days on market $75,995 Active 217 DOM
49. 2026-09-18
    days on market $75,995 Active 215 DOM
50. 2026-09-17
    days on market $75,995 Active 214 DOM

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

Taxation est. · year 1

• Rental income: $13,732
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − HOA: −$4,800
• − Depreciation: −$2,909
• Taxable loss: −$3,775
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $-1,338/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $5,965–$17,895 screening

The Belmont is a well-maintained and modern manufactured home with good condition and minimal repairs needed. It offers a spacious and functional layout with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/renters. ↑
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and can improve property value. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior feel more inviting and modern. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 38/100

Zoned Schools

Elementary East View Elementary School F KY #431/676 Nat'l #28,299/41,679 Middle Daviess County Middle School D+ KY #32/217 Nat'l #4,522/14,009 High Daviess County High School F KY #37/254 Nat'l #8,052/17,239

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): 42,119
• Household income: $64,773
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 8% 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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 3% Asian 2%
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -89.55%
• Current HPI: 217.7128
• 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

Finance

• Other: List price $75,995Address: Belmont (Riverbend) Plan, Owensboro, KY 42303
• HOA & community: Association fee $400

Exterior

• Home design: Single-family plan homeActive plan listing
• Exterior features: Living area approximately 1193

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home (Belmont - Riverbend)