737 Jed Pl · Owensboro, KY 42301

$129,500

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 113 Days on market

Built 1955 7,140 sqft lot $162/sqft · 6% below area Est $138k · 6% under

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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 +13.4/30.0
• ARV discount +10.4/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

Key facts

• Storage shed
• Fenced backyard
• Corner lot

Tags

• FENCED BACKYARD
• STORAGE SHED
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $2 ($20/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 $113k (12.4% below list).
• Recommended offer: $113k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 301 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $895 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

• It's been on market 113 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $113,499 (12.4% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $138,477
• List price: $129,500
• Delta: -6.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
737 Jed Pl	0.00mi	3/1.0	800 (0%)	1mo	$117,000	$146	100
736 Jed Pl	0.02mi	3/1.0	800 (0%)	13mo	$127,900	$160	88
716 Dornell St	0.09mi	3/1.0	800 (0%)	11mo	$141,000	$176	87
501 Jed Pl	0.19mi	3/1.0	864 (+8%)	0mo	$147,000	$170	77
601 Jeff Pl	0.25mi	3/1.0	864 (+8%)	3mo	$143,000	$166	72
2514 Cravens Ave	0.37mi	2/1.0 (-1)	756 (-6%)	6mo	$120,000	$159	64
1151 Carter Rd	0.39mi	3/1.0	886 (+11%)	4mo	$130,500	$147	61
2107 West 6th St	0.58mi	2/1.0 (-1)	840 (+5%)	2mo	$81,000	$96	58
622 Ridgewood St	0.34mi	3/1.0	910 (+14%)	9mo	$176,000	$193	54
1333 Carter Rd	0.58mi	3/1.0	864 (+8%)	8mo	$150,000	$174	53
3407 Hummingbird Loop South Loop	0.56mi	2/2.0 (-1)	876 (+10%)	6mo	$167,400	$191	44
2021 West 1st St	0.73mi	2/1.0 (-1)	840 (+5%)	14mo	$78,000	$93	41

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-20,859
• Equity at exit: $19,309

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-17,955
• Equity at exit: $11,197

Cash invested: $36,260 (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: 301
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$679
• Tax est. 1.5%: −$162 /mo · $1,942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $2

Break-even live

Break-even rent $1,133

Max offer price $129,500

Occupancy floor 95%

Sensitivity live

Price	-10% $91	-5% $46	+0% $2	+5% $-43	+10% $-88
Rent	-10% $-88	-5% $-43	+0% $2	+5% $47	+10% $91
Rate	-1.0pp $67	-0.5pp $35	base $2	+0.5pp $-32	+1.0pp $-66

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: $32,375
• Closing costs: $3,885
• 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	15d	1	0.52mi
201 Heartwood Ct Unit B5 Owensboro, KY	2.0	1.0	655	$945	$1.44	22d	1	0.95mi
225 Heartwood Ct Unit 11 Owensboro, KY	2.0	1.0	700	$945	$1.35	22d	1	0.97mi
225 Heartwood Ct Unit 3 Owensboro, KY	2.0	1.0	700	$925	$1.32	22d	1	0.97mi
225 Heartwood Ct Apt 7 Owensboro, KY	2.0	1.0	700	$925	$1.32	45d	1	0.97mi
200 Heartwood Ct Unit 8 Owensboro, KY	2.0	1.0	700	$925	$1.32	22d	1	0.97mi
250 Heartwood Ct Unit 1 Owensboro, KY	2.0	1.0	690	$945	$1.37	15d	1	1.00mi

Listing history 8 events

1. 2026-05-15
   status Pending 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

2. 2026-05-08
   price $129,500 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

3. 2026-05-06
   status Active 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

4. 2026-04-13
   status Pending 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

5. 2026-03-24
   price $134,500 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

6. 2026-02-17
   status Active 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

7. 2026-02-09
   status Pending 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

8. 2025-12-22
   listed $129,900 Active 297-char remark

   Show marketing remark (297 chars)

   This newly remodeled home on Owensboro’s West Side sits on a desirable corner lot and includes all appliances. Enjoy a fenced backyard with a handy storage shed for extra space. New roof, new vinyl siding, new carpet. Move-in ready with fresh updates throughout. Vaulted ceiling. Call today!

ⓘ 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 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: $13,620
• − Mortgage interest: −$7,254
• − Property taxes: −$1,942
• − Insurance: −$648
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,767
• Taxable loss: −$2,171
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $541/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

-0.3% since first listed

8 events — show timeline

• 2026-05-15 Pending — GORAMLS
• 2026-05-08 Price Changed $129,500 GORAMLS
• 2026-05-06 Relisted — GORAMLS
• 2026-04-13 Pending — GORAMLS
• 2026-03-24 Price Changed $134,500 GORAMLS
• 2026-02-17 Relisted — GORAMLS
• 2026-02-09 Pending — GORAMLS
• 2025-12-22 Listed $129,900 GORAMLS

Property tax history

-5.5%/yr

Latest (2025): $183 · -3.3% YoY. Source: county tax records.