2218 Bluff Ave · Owensboro, KY 42303

$82,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 2 Days on market

Built 1945 9,900 sqft lot Est $158k · 48% 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 +7.6/10.0
• 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

INVESTMENT OPPORTUNITY - HAS A LARGE DETACHED GARAGE - LARGE, DEEP LOT

Key facts

• 9,900 sq ft lot
• 2 garage spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 11.1% 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) — zoned schools average 92% FRL vs 63% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the Owensboro Independent average; the district grade overstates school quality for this exact location.
• Market conditions: 360 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $82,000

Questions for the listing agent

1. Built in 1945 — 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: 1.26% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $158,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 W Victory Ct	0.23mi	2/1.0	792 (-5%)	3mo	$119,000	$150	78
804 E 20th St	0.55mi	2/1.0	846 (+2%)	1mo	$170,000	$201	71
1816 Churchill Dr	0.39mi	2/1.0	808 (-3%)	11mo	$135,000	$167	68
2504 Arbor Ter	0.46mi	2/2.0	861 (+4%)	9mo	$199,900	$232	61
2501 Arbor Ter	0.47mi	2/2.0	894 (+8%)	4mo	$191,000	$214	59
2028 Hall St	0.31mi	2/1.0	932 (+12%)	8mo	$30,000	$32	58
2422 Boliver St	0.72mi	3/2.0 (+1)	840 (+1%)	0mo	$198,000	$236	55
1236 Gilbert Ln	0.58mi	3/1.0 (+1)	925 (+11%)	2mo	$150,000	$162	48
1405 Jackson St	0.63mi	2/1.0	930 (+12%)	7mo	$123,000	$132	45
2819 Strawbridge Pl	0.58mi	3/1.0 (+1)	943 (+13%)	1mo	$188,000	$199	45
2633 Wisteria Gdns	0.54mi	2/1.0	946 (+14%)	10mo	$180,000	$190	44
1139 Gilbert Ln	0.67mi	3/1.0 (+1)	925 (+11%)	8mo	$157,500	$170	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: 8.6%
• Equity multiple: 1.34×
• Total profit: $7,726
• Equity at exit: $12,226

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $33,693
• Equity at exit: $7,090

Cash invested: $22,960 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$430
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $330

Break-even live

Break-even rent $615

Max offer price $82,000

Occupancy floor 63%

Sensitivity live

Price	-10% $377	-5% $354	+0% $330	+5% $307	+10% $284
Rent	-10% $249	-5% $290	+0% $330	+5% $371	+10% $412
Rate	-1.0pp $372	-0.5pp $351	base $330	+0.5pp $309	+1.0pp $288

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3242 Old Hartford Rd Unit 10 Owensboro, KY	1.0	1.0	600	$865	$1.44	44d	1	0.67mi
3242 Old Hartford Rd Unit 2 Owensboro, KY	1.0	1.0	600	$700	$1.17	44d	1	0.67mi
1302 Daviess St Owensboro, KY	3.0	1.0	1008	$1,200	$1.19	21d	1	1.18mi
636 W Highland Ave Owensboro, KY	2.0	1.0	920	$1,250	$1.36	21d	1	1.21mi
405 Legion Blvd W Unit E58 Owensboro, KY	1.0	1.0	600	$700	$1.17	44d	1	1.41mi
405 Legion Blvd W Unit C39 Owensboro, KY	2.0	1.0	805	$875	$1.09	44d	1	1.41mi

Listing history 5 events

1. 2026-04-09
   status Pending
2. 2026-04-07
   listed $82,000 Active
3. 2022-03-11
   soldstatus $81,000 70-char remark

   Show marketing remark (70 chars)

   INVESTMENT OPPORTUNITY - HAS A LARGE DETACHED GARAGE - LARGE, DEEP LOT

4. 2022-01-14
   listed $81,000 70-char remark

   Show marketing remark (70 chars)

   INVESTMENT OPPORTUNITY - HAS A LARGE DETACHED GARAGE - LARGE, DEEP LOT

5. 2019-05-06
   listed $59,900

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$441/yr (+$37/mo · 167.0%)

ⓘ 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 4% 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: $12,405
• − Mortgage interest: −$4,593
• − Property taxes: −$264
• − Insurance: −$410
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,385
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,301/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

+36.9% since first listed

5 events — show timeline

• 2026-04-09 Pending — GORAMLS
• 2026-04-07 Listed $82,000 GORAMLS
• 2022-03-11 Sold (MLS) $81,000 GORAMLS
• 2022-01-14 Listed $81,000 GORAMLS
• 2019-05-06 Listed $59,900 GORAMLS

Property tax history

-8.0%/yr

Latest (2025): $264 · -3.3% YoY. Source: county tax records.