1911 Hall St · Owensboro, KY 42303

$115,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 20 Days on market

Built 1895 8,880 sqft lot Est $134k · 14% under

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Why this score? — see what drove the B- 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 +26.6/30.0
• ARV discount +14.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to this 3-bedroom home, centrally located, on a large corner lot with a detached 2 car garage & only 4 years on HVAC! Great rental investment, current tenants are on a month-to-month lease. Cash buyers only.

Key facts

• 4 years on hvac
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• 4 YEARS ON HVAC

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; 1 story; Level lot; Subdivision: EAST
• Construction: Vinyl siding; Composition roof; Built area above grade: 1,025
• Exterior features: Patio; Porch; Storage

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Range; Refrigerator; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Estes Elementary School (math 20% / reading 27%, grade F, #515 of 676 statewide, top 77%, 444 students, 85% 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: 360 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $795 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $134,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 E 20th St	0.27mi	2/1.0 (-1)	846 (-0%)	1mo	$170,000	$201	81
2028 Hall St	0.09mi	2/1.0 (-1)	932 (+10%)	8mo	$30,000	$32	68
2422 Boliver St	0.56mi	3/2.0	840 (-1%)	0mo	$198,000	$236	67
1014 E 19th St	0.12mi	2/1.0 (-1)	966 (+14%)	4mo	$152,500	$158	64
512 E 26th St	0.64mi	2/1.0 (-1)	832 (-2%)	4mo	$118,000	$142	59
1005 Jackson St	0.63mi	2/1.0 (-1)	812 (-4%)	0mo	$125,000	$154	58
2601 W Victory Ct	0.51mi	2/1.0 (-1)	792 (-7%)	3mo	$119,000	$150	57
530 E 27th St	0.70mi	2/1.0 (-1)	825 (-3%)	3mo	$145,000	$176	55
520 E 27th St	0.71mi	2/1.0 (-1)	825 (-3%)	3mo	$145,000	$176	54
1405 Jackson St	0.41mi	2/1.0 (-1)	930 (+9%)	7mo	$123,000	$132	54
816 E 15th St	0.42mi	2/1.0 (-1)	972 (+14%)	3mo	$73,500	$76	49
203 E 24th St	0.72mi	2/1.0 (-1)	928 (+9%)	8mo	$160,000	$172	39

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $948
• Equity at exit: $17,147

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $25,883
• Equity at exit: $9,943

Cash invested: $32,200 (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 42303

• Home prices YoY: -29.1%
• Active inventory: 360
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $308

Break-even live

Break-even rent $850

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302 Daviess St Owensboro, KY	3.0	1.0	1008	$1,200	$1.19	21d	1	0.84mi
636 W Highland Ave Owensboro, KY	2.0	1.0	920	$1,250	$1.36	21d	1	1.03mi
405 Legion Blvd W Unit C39 Owensboro, KY	2.0	1.0	805	$875	$1.09	43d	1	1.32mi
725 Scherm Rd Unit B8 Owensboro, KY	2.0	1.0	875	$795	$0.91	43d	1	1.46mi

Listing history 9 events

1. 2026-06-09
   status $115,000 Pending 20 DOM
2. 2026-06-08
   days on market $115,000 Active 20 DOM
3. 2026-06-07
   days on market $115,000 Active 19 DOM
4. 2026-06-05
   days on market $115,000 Active 16 DOM
5. 2026-06-02
   days on market $115,000 Active 14 DOM
6. 2026-06-01
   days on market $115,000 Active 13 DOM
7. 2026-05-31
   days on market $115,000 Active 12 DOM
8. 2026-05-30
   days on market $115,000 Active 11 DOM
9. 2026-05-19
   listed $115,000 Active

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$739/yr (+$62/mo · 295.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,889
• − Mortgage interest: −$6,442
• − Property taxes: −$250
• − Insurance: −$575
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,345
• Taxable income: $1,894
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,246/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): 42,119
• Household income: $64,773
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 983.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 3% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

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

Industry mix (Fortune 500 HQ in KY)

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

Price history

1 event — show timeline

• 2026-05-19 Listed $115,000 GORAMLS

Property tax history

+15.8%/yr

Latest (2025): $250 · +48.1% YoY. Source: county tax records.