800 Bolivar St · Owensboro, KY 42303

$110,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 3 Days on market

Built 1895 6,447 sqft lot $85/sqft · 25% below area Est $147k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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 home to 800 Bolivar St in Owensboro, KY! Inside of this 1,296 livable sq ft house you'll find 3 bedrooms, 1 newly redone bathroom, kitchen, laundry, and a mud room. Lots of potential with this one! Recent hew roof after this past hail storm. Property included 2 storage buildings and a carport out back. Mins away from all of the amenities of Owensboro. Schedule your tour today!

Key facts

• Kitchen
• Carport
• Storage buildings

Tags

• NEW ROOF
• STORAGE BUILDINGS
• CARPORT
• MUD ROOM
• KITCHEN
• LAUNDRY

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas heating; Central air conditioning
• Home design: Single-family residence, Traditional style; One story
• Construction: Built in 1895; Brick construction; Concrete block foundation; Shingle roof
• Exterior features: Lot roughly 0.15 acres (approx. 51 x 128)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Interior features: 8 total rooms; No basement; Mud room
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 11.6% 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.
• Market conditions: 360 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

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: 1.31% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.90%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

• ARV (median comp): $146,866
• List price: $110,000
• Delta: -25.10%
• 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
713 E 5th St	0.25mi	3/1.5	1,320 (+2%)	1mo	$60,000	$45	82
721 Bolivar St	0.03mi	3/2.0	1,225 (-6%)	6mo	$102,500	$84	80
420 Clay St	0.26mi	3/1.0	1,392 (+7%)	4mo	$145,000	$104	72
1329 Allen St	0.46mi	3/2.0	1,223 (-6%)	1mo	$188,000	$154	64
929 Locust St	0.56mi	4/2.0 (+1)	1,311 (+1%)	2mo	$125,000	$95	61
417 W 7th St	0.55mi	3/1.5	1,344 (+4%)	9mo	$120,000	$89	59
404 W 8th St	0.51mi	3/1.5	1,386 (+7%)	5mo	$179,500	$130	58
705 Hall St	0.40mi	3/2.0	1,141 (-12%)	2mo	$185,000	$162	56
1525 E 9th St	0.68mi	3/2.0	1,268 (-2%)	7mo	$75,000	$59	55
116 E Parrish Ave	0.41mi	3/2.0	1,442 (+11%)	6mo	$110,000	$76	54
605 W 12th St	0.69mi	2/1.0 (-1)	1,392 (+7%)	5mo	$190,000	$136	46
411 W 7th St	0.53mi	3/2.0	1,486 (+15%)	5mo	$157,000	$106	43

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $13,025
• Equity at exit: $16,401

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $50,942
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $485

Break-even live

Break-even rent $825

Max offer price $110,000

Occupancy floor 61%

Sensitivity live

Price	-10% $547	-5% $516	+0% $485	+5% $454	+10% $423
Rent	-10% $371	-5% $428	+0% $485	+5% $542	+10% $599
Rate	-1.0pp $540	-0.5pp $513	base $485	+0.5pp $457	+1.0pp $428

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.41mi
636 W Highland Ave Owensboro, KY	2.0	1.0	920	$1,250	$1.36	21d	1	0.79mi

Listing history 2 events

1. 2026-05-17
   status Pending 393-char remark
2. 2026-05-13
   listed $110,000 Active 393-char remark

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$597/yr (+$50/mo · 171.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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: $17,268
• − Mortgage interest: −$6,162
• − Property taxes: −$349
• − Insurance: −$550
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,200
• Taxable income: $4,245
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,802/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

2 events — show timeline

• 2026-05-17 Pending — Metro Search MLS
• 2026-05-13 Listed $110,000 Metro Search MLS