717 Poindexter St · Owensboro, KY 42301

$105,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 9 Days on market

Built 1951 4,400 sqft lot Est $103k · at est. ↓ 16% since listing

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Why this score? — see what drove the C 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +6.5/15.0
• 1% rule +5.6/10.0
• 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

This move-in ready 2 bedroom, 1 bath home offers a cozy feel & easy living. Perfect for first-time home buyers, down sizing or investing! Schedule your showing today.

Key facts

• 4,400 sq ft lot
• Built 1951
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Deck

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.3% 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: Foust Elementary School (math 23% / reading 31%, grade F, #434 of 676 statewide, top 69%, 411 students, 88% 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: 297 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 $726 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1951 — 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 $105,000

Questions for the listing agent

1. Built in 1951 — 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: 1.06% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $102,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Poindexter St	0.00mi	2/1.0	864 (0%)	1mo	$103,000	$119	99
709 Poindexter St	0.01mi	2/1.0	808 (-6%)	1mo	$106,000	$131	88
2107 West 6th St	0.22mi	2/1.0	840 (-3%)	2mo	$81,000	$96	84
1710 W 4th St	0.28mi	2/1.0	840 (-3%)	5mo	$75,000	$89	78
601 Jeff Pl	0.53mi	3/1.0 (+1)	864 (0%)	3mo	$143,000	$166	67
1532 W 3rd St	0.42mi	3/1.0 (+1)	924 (+7%)	7mo	$42,500	$46	58
1811 James David Ct	0.52mi	2/1.0	912 (+6%)	10mo	$108,000	$118	58
2514 Cravens Ave	0.40mi	2/1.0	756 (-12%)	6mo	$120,000	$159	56
1721 Lee Ct	0.56mi	2/1.0	788 (-9%)	10mo	$115,000	$146	51
1125 W 4th St	0.62mi	2/1.0	960 (+11%)	7mo	$120,000	$125	47
1531 Herr Ave	0.63mi	2/1.0	944 (+9%)	11mo	$112,500	$119	46
1012 W Third St	0.72mi	1/1.0 (-1)	784 (-9%)	4mo	$42,000	$54	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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-92
• Equity at exit: $15,656

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $21,571
• Equity at exit: $9,078

Cash invested: $29,400 (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: 297
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $266

Break-even live

Break-even rent $781

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $326	-5% $296	+0% $266	+5% $237	+10% $207
Rent	-10% $178	-5% $222	+0% $266	+5% $311	+10% $355
Rate	-1.0pp $319	-0.5pp $293	base $266	+0.5pp $239	+1.0pp $212

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	0.59mi
1302 Daviess St Owensboro, KY	3.0	1.0	1008	$1,200	$1.19	22d	1	1.33mi

Listing history 9 events

1. 2026-04-29
   status Pending
2. 2026-04-19
   status Active
3. 2026-04-19
   price $105,000
4. 2026-04-17
   listed $105,000 Active
5. 2026-04-09
   status Active
6. 2026-03-25
   status Pending
7. 2026-03-13
   price $114,000
8. 2026-02-12
   price $119,000
9. 2026-01-05
   listed $124,900 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: $269 · $22/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$634/yr (+$53/mo · 235.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,417
• − Mortgage interest: −$5,882
• − Property taxes: −$269
• − Insurance: −$525
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,055
• Taxable income: $1,540
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,828/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

-15.9% since first listed

9 events — show timeline

• 2026-04-29 Pending — GORAMLS
• 2026-04-19 Relisted — GORAMLS
• 2026-04-19 Price Changed $105,000 GORAMLS
• 2026-04-17 Listed $105,000 GORAMLS
• 2026-04-09 Relisted — GORAMLS
• 2026-03-25 Pending — GORAMLS
• 2026-03-13 Price Changed $114,000 GORAMLS
• 2026-02-12 Price Changed $119,000 GORAMLS
• 2026-01-05 Listed $124,900 GORAMLS

Property tax history

-2.8%/yr

Latest (2025): $269 · -3.3% YoY. Source: county tax records.