630 Carter Rd · Owensboro, KY 42301

$144,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 7 Days on market

Built 1957 8,060 sqft lot Est $127k · 14% over

---

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 +15.1/30.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 630 Carter Road, Owensboro, KY! This charming 3-bedroom, 1-bath home offers a perfect blend of comfort and convenience. Featuring a spacious living area, updated kitchen, and a cozy dining space, it's perfect for family gatherings. Enjoy the large backyard, ideal for outdoor activities and relaxation. Located in a friendly neighborhood with easy access to schools, shopping, and dining. Don't miss the chance to make this lovely home yours!

Key facts

• Spacious yard
• New decking
• Fenced yard

Tags

• NEW ROOF
• NEW DECKING
• NEW VINYL SIDING
• NEW GUTTERS
• FENCED YARD
• SPACIOUS YARD

Property features AI

Finance

• Other: Located in the Scottish Heights subdivision

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built area above grade: 768
• Exterior features: Level lot

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $49 ($587/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 $114k (21.2% below list).
• Recommended offer: $114k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Cravens Elementary School (math 17% / reading 22%, grade F, #572 of 676 statewide, top 88%, 370 students, 92% FRL); Owensboro Middle School (math 25% / reading 34%, grade F, #151 of 217 statewide, top 71%, 807 students, 74% FRL); Owensboro High School (math 30% / reading 40%, grade F, #74 of 254 statewide, top 29%, 1,334 students, 58% FRL).
• Market conditions: 297 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $114,151 (21.2% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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: 0.79% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $127,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 Jed Pl	0.19mi	3/1.0	800 (+4%)	1mo	$117,000	$146	84
716 Dornell St	0.11mi	3/1.0	800 (+4%)	11mo	$141,000	$176	79
736 Jed Pl	0.17mi	3/1.0	800 (+4%)	13mo	$127,900	$160	75
501 Jed Pl	0.20mi	3/1.0	864 (+12%)	0mo	$147,000	$170	69
2514 Cravens Ave	0.52mi	2/1.0 (-1)	756 (-2%)	6mo	$120,000	$159	63
601 Jeff Pl	0.39mi	3/1.0	864 (+12%)	3mo	$143,000	$166	58
2421 W 8th St	0.61mi	2/1.0 (-1)	728 (-5%)	15mo	$26,000	$36	46
3407 Hummingbird Loop South Loop	0.39mi	2/2.0 (-1)	876 (+14%)	6mo	$167,400	$191	44
2107 West 6th St	0.72mi	2/1.0 (-1)	840 (+9%)	2mo	$81,000	$96	44
521 Jeff Pl	0.39mi	2/1.0 (-1)	672 (-12%)	15mo	$134,000	$199	44
1333 Carter Rd	0.71mi	3/1.0	864 (+12%)	8mo	$150,000	$174	39
1329 Carter Rd	0.71mi	3/1.0	864 (+12%)	17mo	$140,000	$162	32

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-20,437
• Equity at exit: $21,605

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-14,083
• Equity at exit: $12,528

Cash invested: $40,572 (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 42301

• Home prices YoY: -31.0%
• Active inventory: 297
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $49

Break-even live

Break-even rent $1,080

Max offer price $144,900

Occupancy floor 91%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Hutch Ln Unit A Owensboro, KY	2.0	1.0	989	$825	$0.83	13d	1	0.69mi
201 Heartwood Ct Unit B5 Owensboro, KY	2.0	1.0	655	$945	$1.44	20d	1	0.77mi
225 Heartwood Ct Unit 11 Owensboro, KY	2.0	1.0	700	$945	$1.35	20d	1	0.80mi
225 Heartwood Ct Unit 3 Owensboro, KY	2.0	1.0	700	$925	$1.32	20d	1	0.80mi
225 Heartwood Ct Apt 7 Owensboro, KY	2.0	1.0	700	$925	$1.32	43d	1	0.80mi
200 Heartwood Ct Unit 8 Owensboro, KY	2.0	1.0	700	$925	$1.32	20d	1	0.80mi
250 Heartwood Ct Unit 1 Owensboro, KY	2.0	1.0	690	$945	$1.37	13d	1	0.83mi

Listing history 8 events

1. 2026-05-22
   listed $144,900 Active
2. 2024-08-29
   soldstatus $120,000
3. 2024-08-26
   soldstatus $120,000 Closed 453-char remark

   Show marketing remark (453 chars)

   Welcome to 630 Carter Road, Owensboro, KY! This charming 3-bedroom, 1-bath home offers a perfect blend of comfort and convenience. Featuring a spacious living area, updated kitchen, and a cozy dining space, it's perfect for family gatherings. Enjoy the large backyard, ideal for outdoor activities and relaxation. Located in a friendly neighborhood with easy access to schools, shopping, and dining. Don't miss the chance to make this lovely home yours!

4. 2024-07-29
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Welcome to 630 Carter Road, Owensboro, KY! This charming 3-bedroom, 1-bath home offers a perfect blend of comfort and convenience. Featuring a spacious living area, updated kitchen, and a cozy dining space, it's perfect for family gatherings. Enjoy the large backyard, ideal for outdoor activities and relaxation. Located in a friendly neighborhood with easy access to schools, shopping, and dining. Don't miss the chance to make this lovely home yours!

5. 2024-07-12
   listed $129,900 Active 453-char remark

   Show marketing remark (453 chars)

   Welcome to 630 Carter Road, Owensboro, KY! This charming 3-bedroom, 1-bath home offers a perfect blend of comfort and convenience. Featuring a spacious living area, updated kitchen, and a cozy dining space, it's perfect for family gatherings. Enjoy the large backyard, ideal for outdoor activities and relaxation. Located in a friendly neighborhood with easy access to schools, shopping, and dining. Don't miss the chance to make this lovely home yours!

6. 2018-11-11
   soldstatus $46,000
7. 2018-11-08
   soldstatus $46,000 163-char remark

   Show marketing remark (163 chars)

   Perfect for a first time home buyer or investor. 3 bedroom 1 bathroom move in ready home with a nice yard. Some updates include new flooring, kitchen and bathroom.

8. 2018-09-24
   listed $47,000 163-char remark

   Show marketing remark (163 chars)

   Perfect for a first time home buyer or investor. 3 bedroom 1 bathroom move in ready home with a nice yard. Some updates include new flooring, kitchen and bathroom.

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$855/yr (+$71/mo · 218.5%)

ⓘ 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 ≥108°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: $13,698
• − Mortgage interest: −$8,117
• − Property taxes: −$391
• − Insurance: −$724
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$4,215
• Taxable loss: −$1,941
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,053/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): 45,445
• Household income: $66,885
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1228.0

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 (82%)
• Race & ethnicity: White 82% Black 6% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2%

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

Industry mix (Fortune 500 HQ in KY)

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

Price history

+208.3% since first listed

8 events — show timeline

• 2026-05-22 Listed $144,900 GORAMLS
• 2024-08-29 Sold (Public Records) $120,000 Public Records
• 2024-08-26 Sold (MLS) $120,000 GORAMLS
• 2024-07-29 Pending — GORAMLS
• 2024-07-12 Listed $129,900 GORAMLS
• 2018-11-11 Sold (Public Records) $46,000 Public Records
• 2018-11-08 Sold (MLS) $46,000 GORAMLS
• 2018-09-24 Listed $47,000 GORAMLS

Property tax history

+8.5%/yr

Latest (2025): $391 · +66.5% YoY. Source: county tax records.