255 Greta Dr · Bowling Green, KY 42122

$244,900

4 bd · 2.0 ba · 1,807 sqft · SingleFamily public records · 68 Days on market

Built 1987 0.57 ac lot $136/sqft · 25% below area Est $375k · 35% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do. .. they don't let it go.

Key facts

• Move in ready
• 0.57 acre lot
• 2 garage spots

Tags

• PRIME ALVATON LOCATION
• QUIET ESTABLISHED NEIGHBORHOOD
• OVER HALF AN ACRE YARD SPACE
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/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 $237k (3.3% below list).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, schools D+, amenities F.
• Warren County (rural): math 30% / reading 43% proficiency, ranked #48 of 165 in KY (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 68 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $230,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $375,043
• List price: $244,900
• Delta: -34.70%
• 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
6430 E Haven Way	0.29mi	3/2.0 (-1)	1,819 (+1%)	2mo	$403,000	$222	79
10386 Alvaton Rd	0.54mi	4/2.0	1,760 (-3%)	1mo	$265,000	$151	69
6352 Autumn Breeze Ct	0.37mi	3/2.0 (-1)	1,829 (+1%)	11mo	$365,000	$200	67
6493 Old Scottsville Rd	0.23mi	3/1.0 (-1)	1,885 (+4%)	10mo	$100,000	$53	65
6497 Summer Shade Cir	0.34mi	3/2.0 (-1)	1,853 (+2%)	13mo	$370,453	$200	64
125 Cottontail Cir	0.11mi	3/2.0 (-1)	1,548 (-14%)	3mo	$270,000	$174	64
6463 E Haven Way	0.37mi	4/2.0	1,940 (+7%)	10mo	$369,000	$190	62
6512 Summer Shade Cir	0.37mi	4/2.0	1,943 (+8%)	9mo	$350,000	$180	62
6448 Haven Way E	0.34mi	3/2.0 (-1)	1,610 (-11%)	1mo	$318,000	$198	60
6328 Autumn Breeze Ct	0.44mi	3/2.0 (-1)	1,626 (-10%)	11mo	$329,900	$203	49
100 Saddlebrook Way	0.53mi	3/2.0 (-1)	1,567 (-13%)	14mo	$266,000	$170	36
9333 Woodgate Cir	0.66mi	3/2.0 (-1)	1,535 (-15%)	11mo	$345,800	$225	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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-18,196
• Equity at exit: $36,515

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $11,653
• Equity at exit: $21,174

Cash invested: $68,572 (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 42122

• Home prices YoY: -26.2%
• Active inventory: 195
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,369 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $338

Break-even live

Break-even rent $1,941

Max offer price $244,900

Occupancy floor 81%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-03
   status $244,900 Pending 68 DOM
2. 2026-06-02
   days on market $244,900 Active 68 DOM
3. 2026-06-01
   days on market $244,900 Active 67 DOM
4. 2026-05-31
   days on market $244,900 Active 66 DOM
5. 2026-05-30
   days on market $244,900 Active 65 DOM
6. 2026-04-28
   price $264,999 511-char remark

   Show marketing remark (509 chars)

   Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

7. 2026-04-28
   price $264,999 509-char remark

   Show marketing remark (509 chars)

   Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

8. 2026-04-13
   status Active 511-char remark

   Show marketing remark (509 chars)

   Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

9. 2026-04-13
   status Active 509-char remark

   Show marketing remark (509 chars)

   Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

10. 2026-03-24
    historical Active Under Contract 511-char remark

    Show marketing remark (509 chars)

    Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

11. 2026-03-24
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

12. 2026-03-06
    listed $275,000 Active 511-char remark

    Show marketing remark (509 chars)

    Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

13. 2026-03-06
    listed $275,000 Active 509-char remark

    Show marketing remark (509 chars)

    Why 255 Greta Drive hits different: prime Alvaton location super close to Alvaton Elementary, quiet, established neighborhood feel, 3 comfortable bedrooms with a bonus room for versatility, 2 full bathrooms, over half an acre of yard space ready for relaxing, entertaining, or both, and move-in ready with over 2,000 square feet of room to make it yours. This isn't just another house in a subdivision. It's the kind of home people move to Alvaton hoping they'll find. And when they do.. they don't let it go.

14. 2019-10-18
    soldstatus $184,900
15. 2019-08-06
    listed $184,900

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $2,106 · $176/mo
• Expected delta: +$344/yr (+$29/mo · 19.5%)

ⓘ 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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,429
• − Mortgage interest: −$13,718
• − Property taxes: −$1,762
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$7,124
• Taxable income: $51
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $4,048/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: Warren County
• NCES district ID: 2105730
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $50,092
• Composite: 31.55/100
• National rank: #5958
• State rank: #48 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

• City population: 129,408
• Population (ZIP): 5,362

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Italian 3% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -80.18%
• Current HPI: 225.8273
• Rent YoY: —
• Metro: —
• 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

+43.3% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $264,999 RASKMLS
• 2026-04-28 Price Changed $264,999 ImagineMLS
• 2026-04-13 Relisted — RASKMLS
• 2026-04-13 Relisted — ImagineMLS
• 2026-03-24 Contingent — RASKMLS
• 2026-03-24 Pending — ImagineMLS
• 2026-03-06 Listed $275,000 ImagineMLS
• 2026-03-06 Listed $275,000 RASKMLS
• 2019-10-18 Sold (MLS) $184,900 RASKMLS
• 2019-08-06 Listed $184,900 RASKMLS

Property tax history

+4.6%/yr

Latest (2025): $1,762 · +8.6% YoY. Source: county tax records.