2201 Robin Rd · Owensboro, KY 42301

$199,000

3 bd · 1.5 ba · 1,848 sqft · SingleFamily public records · 23 Days on market

Built 1950 7,656 sqft lot $108/sqft · 24% below area Est $261k · 24% under ↓ 5% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2201 Robin Road is giving location, charm, and major convenience all wrapped into one. Situated perfectly on a corner lot in the heart of Owensboro, this all-brick beauty places you minutes from the Healthpark, Griffith Avenue, Frederica Street, local coffee shops, Target, dining, and everyday essentials. Inside, you’ll find gorgeous hardwood floors, a spacious kitchen with room to gather, and a cozy fireplace that instantly makes the home feel warm and inviting. The detached 2-car garage adds extra storage and functionality, while the new roof and gutters provide peace of mind after recent updates from the hail storm. If you’ve been searching for a home with character, an unbea

Key facts

• Spacious kitchen
• New gutters
• Cozy fireplace

Tags

• CORNER LOT
• SPACIOUS KITCHEN
• COZY FIREPLACE
• DETACHED GARAGE
• NEW ROOF
• NEW GUTTERS

Property features AI

Finance

• Other: Located in the Griffith Area subdivision

Exterior

• Parking: 2-car garage
• Utilities: Cable available; Natural gas available; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Lot roughly 66 x 116; Cable available; Natural gas available; Public sewer

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $160k (19.6% below list).
• Recommended offer: $160k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Sutton Elementary School (math 37% / reading 41%, grade F, #229 of 676 statewide, top 34%, 561 students, 46% 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) — zoned schools at 59% FRL track the district average.
• Market conditions: 297 active listings in the ZIP; 1 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 $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

• It's been on market 23 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $160,047 (19.6% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.80% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (median comp): $261,461
• List price: $199,000
• Delta: -23.89%
• 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
817 Wesleyan Park Dr	0.26mi	3/2.5	1,876 (+2%)	2mo	$240,000	$128	80
1212 Hill Ave	0.26mi	4/2.0 (+1)	1,870 (+1%)	5mo	$234,900	$126	75
521 Hill Ave	0.29mi	2/1.0 (-1)	1,889 (+2%)	1mo	$183,000	$97	74
1927 Freeman Ave	0.37mi	3/2.0	1,730 (-6%)	1mo	$269,900	$156	70
619 Booth Ave	0.27mi	2/1.5 (-1)	1,714 (-7%)	3mo	$184,900	$108	68
1728 Saint Marys Ave	0.57mi	3/2.0	1,827 (-1%)	2mo	$219,900	$120	68
617 Owen Ct	0.58mi	3/2.0	1,799 (-3%)	0mo	$270,000	$150	66
2212 Locust St	0.39mi	3/2.0	2,074 (+12%)	2mo	$249,900	$120	58
103 West 19th St	0.66mi	3/2.0	1,766 (-4%)	3mo	$215,000	$122	57
2700 Dartmouth Dr	0.40mi	3/2.0	1,602 (-13%)	1mo	$242,900	$152	56
2013 Wimbledon Ct	0.73mi	3/2.5	1,791 (-3%)	1mo	$370,000	$207	56
430 Booth Ave	0.38mi	4/2.0 (+1)	1,628 (-12%)	5mo	$242,000	$149	52

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,046
• Equity at exit: $29,672

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-14,988
• Equity at exit: $17,206

Cash invested: $55,720 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $99

Break-even live

Break-even rent $1,475

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $212	-5% $155	+0% $99	+5% $43	+10% $-14
Rent	-10% $-27	-5% $36	+0% $99	+5% $162	+10% $225
Rate	-1.0pp $199	-0.5pp $150	base $99	+0.5pp $47	+1.0pp $-5

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2035 Ottawa Dr Owensboro, KY	4.0	1.5	1407	$1,650	$1.17	44d	1	1.08mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $199,000 Pending 23 DOM
2. 2026-06-02
   days on market $199,000 Active 21 DOM
3. 2026-06-01
   days on market $199,000 Active 20 DOM
4. 2026-05-31
   days on market $199,000 Active 19 DOM
5. 2026-05-30
   days on market $199,000 Active 18 DOM
6. 2026-05-18
   price $199,000 789-char remark
7. 2026-05-12
   listed $209,900 Active 789-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: $467 · $39/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$1,245/yr (+$104/mo · 266.8%)

ⓘ 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 6/10 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: $19,206
• − Mortgage interest: −$11,147
• − Property taxes: −$467
• − Insurance: −$995
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,789
• Taxable loss: −$2,265
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,732/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

-5.2% since first listed

3 events — show timeline

• 2026-06-04 Pending — GORAMLS
• 2026-05-18 Price Changed $199,000 GORAMLS
• 2026-05-12 Listed $209,900 GORAMLS

Property tax history

+5.6%/yr

Latest (2025): $467 · -5.1% YoY. Source: county tax records.