4218 Yewells Lndg W · Owensboro, KY 42303

$185,000

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 8 Days on market

Built 1977 7,656 sqft lot Est $239k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice brick ranch in Landsdowne! Must see with great floor plan, new carpet, paint, newer heat & air, replacement windows, some new lighting. Fireplace. Nice backyard backs up to woods and fenced!

Key facts

• 7,656 sq ft lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached concrete 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; 1 story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Porch; Rolling slope lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $44 ($523/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 $157k (15.3% below list).
• Recommended offer: $157k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary School (math 50% / reading 51%, grade D+, #95 of 676 statewide, top 14%, 474 students, 44% FRL); Daviess County Middle School (math 38% / reading 53%, grade D+, #32 of 217 statewide, top 15%, 813 students, 55% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 366 active listings in the ZIP; 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 $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $112k; list at $185k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $156,677 (15.3% below list)

Questions for the listing agent

1. Built in 1977 — 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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $238,716
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4104 Liberty Pt	0.14mi	3/2.0	1,387 (-1%)	1mo	$255,000	$184	92
2217 Mill Run	0.06mi	3/2.0	1,452 (+4%)	3mo	$225,000	$155	88
2215 Southeastern Pkwy	0.08mi	3/2.0	1,377 (-1%)	21mo	$235,000	$171	77
2330 Southeastern Pkwy	0.24mi	3/2.0	1,365 (-2%)	13mo	$245,000	$179	74
4101 Yewells Landing West	0.13mi	3/2.0	1,300 (-7%)	11mo	$214,000	$165	73
2212 Landing Mdws	0.09mi	3/2.0	1,320 (-5%)	18mo	$223,000	$169	72
4230 Yewells Landing Lndg W	0.02mi	3/3.0	1,335 (-4%)	19mo	$195,000	$146	72
4161 Liberty Pt	0.04mi	3/2.0	1,505 (+8%)	17mo	$236,000	$157	71
2239 Landsdowne S	0.22mi	3/2.0	1,462 (+5%)	20mo	$239,900	$164	65
2328 Landsdowne S	0.32mi	3/2.0	1,308 (-6%)	24mo	$242,900	$186	55
2324 Landsdowne S	0.30mi	3/1.0	1,189 (-15%)	23mo	$222,500	$187	38
4530 Condor Pl	0.70mi	2/2.0 (-1)	1,310 (-6%)	23mo	$230,050	$176	33

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-27,228
• Equity at exit: $27,584

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-20,247
• Equity at exit: $15,995

Cash invested: $51,800 (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: 366
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $44

Break-even live

Break-even rent $1,512

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $148	-5% $96	+0% $44	+5% $-9	+10% $-61
Rent	-10% $-80	-5% $-18	+0% $44	+5% $106	+10% $167
Rate	-1.0pp $137	-0.5pp $91	base $44	+0.5pp $-4	+1.0pp $-53

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   price $185,000
3. 2026-05-04
   listed $175,000 Active
4. 2013-09-16
   soldstatus $112,000 201-char remark

   Show marketing remark (201 chars)

   Nice brick ranch in Landsdowne! Must see with great floor plan, new carpet, paint, newer heat & air, replacement windows, some new lighting. Fireplace. Nice backyard backs up to woods and fenced!

5. 2013-08-06
   listed $119,500 201-char remark

   Show marketing remark (201 chars)

   Nice brick ranch in Landsdowne! Must see with great floor plan, new carpet, paint, newer heat & air, replacement windows, some new lighting. Fireplace. Nice backyard backs up to woods and fenced!

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 66% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,801
• − Mortgage interest: −$10,363
• − Property taxes: −$1,763
• − Insurance: −$925
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,382
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,157/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: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 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
• 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

+54.8% since first listed

5 events — show timeline

• 2026-05-14 Pending — GORAMLS
• 2026-05-12 Price Changed $185,000 GORAMLS
• 2026-05-04 Listed $175,000 GORAMLS
• 2013-09-16 Sold (MLS) $112,000 GORAMLS
• 2013-08-06 Listed $119,500 GORAMLS

Property tax history

+4.2%/yr

Latest (2025): $1,763 · +21.5% YoY. Source: county tax records.