1424 Parkhurst Dr · Bowling Green, KY 42101

$209,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 256 Days on market

Built 1958 5,663 sqft lot Est $140k · 50% over

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Why this score? — see what drove the F 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 +6.8/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Sellers! 3 bed 1 bath home with approximately 1,018 sqft additional building featuring another 3 bed 1 bath, kitchen, dining area and living room. Ideal for extended family or rental income. "Great Investment Opportunity. "

Key facts

• 5,663 sq ft lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached concrete garage with 1 parking space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Microwave; Electric range; Oven
• Bedrooms: Bedrooms on main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central air; Attic fan; Ceiling fans; Forced air heating (natural gas)
• Interior features: Covered patio/porch; Fenced yard
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-330 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (27.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (45.7% below list).
• Recommended offer: $114k (45.7% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.2% in Bowling Green — 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 65/100 on livability (#255 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Bowling Green Independent (urban): math 37% / reading 41% proficiency, ranked #44 of 165 in KY (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dishman Mcginnis Elementary School (math 24% / reading 22%, grade F, #520 of 676 statewide, top 77%, 430 students, 96% FRL); Bowling Green Junior High (math 37% / reading 46%, grade F, #51 of 217 statewide, top 24%, 963 students, 65% FRL); Bowling Green High School (math 39% / reading 39%, grade F, #51 of 254 statewide, top 21%, 1,294 students, 58% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 639 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,286 units permitted in Warren County in 2024 (1,410 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.
• Warren County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $113,992 (45.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 15.3

CMA / ARV

• ARV (on-the-fly): $140,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1571 Virginia Dr	0.28mi	2/1.0 (-1)	960 (+3%)	5mo	$144,000	$150	73
720 Glen Lily Rd	0.33mi	2/2.0 (-1)	950 (+2%)	5mo	$145,000	$153	69
1640 Sharon Dr	0.43mi	3/2.0	945 (+1%)	6mo	$145,500	$154	69
1700 Johnson Dr	0.67mi	3/1.0	936 (0%)	2mo	$105,000	$112	67
1717 Media Dr	0.51mi	3/1.0	888 (-5%)	2mo	$140,000	$158	66
168 Butler Way	0.44mi	3/1.0	1,002 (+7%)	5mo	$111,000	$111	64
1409 Collegeview Dr	0.17mi	2/1.0 (-1)	812 (-13%)	2mo	$105,000	$129	64
1560 Virginia Dr	0.27mi	2/1.0 (-1)	832 (-11%)	0mo	$132,500	$159	64
345 Cherry Way	0.50mi	3/1.0	870 (-7%)	3mo	$105,000	$121	62
531 Dennis Way	0.51mi	3/1.0	864 (-8%)	3mo	$117,500	$136	61
1205 Westmeade Dr	0.42mi	3/1.0	1,053 (+12%)	1mo	$160,000	$152	59
1729 S Sunrise Dr	0.56mi	2/1.0 (-1)	810 (-14%)	0mo	$112,450	$139	46

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 · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: 0.01×
• Total profit: $-58,211
• Equity at exit: $31,297

10-year hold

• IRR: -46.3%
• Equity multiple: -0.53×
• Total profit: $-90,066
• Equity at exit: $18,148

Cash invested: $58,772 (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 42101

• Home prices YoY: -20.9%
• Rents YoY: 0.3%
• Active inventory: 639
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-330

Break-even live

Break-even rent $1,558

Max offer price $151,535

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-271	+0% $-330	+5% $-390	+10% $-449
Rent	-10% $-420	-5% $-375	+0% $-330	+5% $-285	+10% $-240
Rate	-1.0pp $-225	-0.5pp $-277	base $-330	+0.5pp $-385	+1.0pp $-440

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1456 Longview Dr Bowling Green, KY	2.0	1.0	826	$950	$1.15	23d	1	0.05mi
1625 Catherine Dr Unit A Bowling Green, KY	2.0	1.0	850	$800	$0.94	15d	1	0.35mi
400 Gayle Way Bowling Green, KY	2.0	1.0	864	$1,250	$1.45	23d	1	0.39mi
1733 Holly Dr Bowling Green, KY	3.0	1.0	864	$1,210	$1.40	23d	1	0.57mi
1700 Johnson Dr Bowling Green, KY	3.0	1.0	936	$1,250	$1.34	15d	1	0.64mi
501 Eric Ave Unit D29 Bowling Green, KY	2.0	1.0	864	$795	$0.92	15d	1	0.66mi
630 Woodford Ave Unit 2 Bowling Green, KY	2.0	1.0	650	$850	$1.31	15d	1	0.85mi
1059 Fair St Unit 1 Bowling Green, KY	3.0	1.0	1002	$800	$0.80	23d	1	1.00mi
1044 Fair St Bowling Green, KY	2.0	1.5	983	$925	$0.94	15d	1	1.04mi
100 Amy Ave #2 Bowling Green, KY	2.0	1.5	900	$850	$0.94	15d	1	1.20mi
2119 Rock Creek Dr Unit A Bowling Green, KY	2.0	1.0	880	$875	$0.99	46d	1	1.24mi
804 West Town Ct Bowling Green, KY	3.0	1.0	1000	$1,250	$1.25	15d	1	1.25mi
2120 Creason St Apt 323 Bowling Green, KY	2.0	2.0	1099	$1,210	$1.10	15d	1	1.28mi
2120 Creason St Apt 324 Bowling Green, KY	2.0	2.0	1099	$1,210	$1.10	23d	1	1.28mi
261 Audley Ave Bowling Green, KY	2.0	2.5	944	$1,095	$1.16	46d	1	1.29mi
171 Devin Close Ct Bowling Green, KY	3.0	1.5	1000	$1,400	$1.40	23d	1	1.31mi
424 Jennings Ct Unit 2 Bowling Green, KY	2.0	1.5	1100	$800	$0.73	23d	1	1.32mi
1607 U.S. 31 West Byp Unit 1720-A03 Bowling Green, KY	2.0	2.0	929	$1,025	$1.10	23d	1	1.35mi
2244 Hickory St Bowling Green, KY	2.0	2.0	1000	$2,300	$2.30	15d	2	1.36mi
— , KY	2.0	2.0	1100	$1,250	$1.14	15d	1	1.36mi
314 Audley Ave Bowling Green, KY	2.0	2.0	980	$950	$0.97	15d	1	1.40mi
1530 Kenton St Bowling Green, KY	3.0	1.0	975	$1,300	$1.33	15d	1	1.41mi
179 Walnut Creek Dr Bowling Green, KY	1.0–3.0	1.0–2.0	1001	$1,200	$1.20	15d	11	1.46mi
179 Walnut Creek Dr Unit 215 Bowling Green, KY	2.0	1.0	950	$1,000	$1.05	23d	1	1.46mi
2146 Prospector Ct Apt 2512 Bowling Green, KY	2.0	2.0	980	$995	$1.02	15d	1	1.46mi
2212 Hickory St Bowling Green, KY	2.0	2.0	1000	$2,300	$2.30	15d	1	1.47mi
2220 Hickory St Apt 223 Bowling Green, KY	2.0	2.0	1000	$1,100	$1.10	46d	1	1.48mi
2220 Hickory St Apt 221 Bowling Green, KY	2.0	2.0	1000	$2,300	$2.30	46d	1	1.48mi
2151 Prospector Ct Apt 2022 Bowling Green, KY	2.0	2.0	980	$1,100	$1.12	15d	1	1.49mi

Listing history 23 events

1. 2026-06-23
   days on market $209,900 Active 256 DOM
2. 2026-06-21
   days on market $209,900 Active 255 DOM
3. 2026-06-19
   days on market $209,900 Active 253 DOM
4. 2026-06-18
   days on market $209,900 Active 252 DOM
5. 2026-06-17
   days on market $209,900 Active 251 DOM
6. 2026-06-16
   days on market $209,900 Active 250 DOM
7. 2026-06-15
   days on market $209,900 Active 249 DOM
8. 2026-06-14
   days on market $209,900 Active 247 DOM
9. 2026-06-13
   days on market $209,900 Active 246 DOM
10. 2026-06-10
    days on market $209,900 Active 244 DOM
11. 2026-06-09
    days on market $209,900 Active 243 DOM
12. 2026-06-08
    days on market $209,900 Active 242 DOM
13. 2026-06-07
    days on market $209,900 Active 241 DOM
14. 2026-06-02
    days on market $209,900 Active 236 DOM
15. 2026-06-01
    days on market $209,900 Active 235 DOM
16. 2026-05-31
    days on market $209,900 Active 234 DOM
17. 2026-05-30
    days on market $209,900 Active 233 DOM
18. 2026-04-14
    price $209,900
19. 2026-03-06
    price $219,000
20. 2026-01-15
    price $229,000
21. 2025-12-08
    price $235,000
22. 2025-10-08
    listed $295,000 Active
23. 2023-06-20
    soldstatus $160,000

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$1,292/yr (+$108/mo · 252.0%)

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,679
• − Mortgage interest: −$11,758
• − Property taxes: −$513
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$6,106
• Taxable loss: −$7,936
• Est. tax savings @ 24.0%: +$1,905
• After-tax cash flow: $-2,060/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: Bowling Green Independent
• NCES district ID: 2100570
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $31,181
• Composite: 31.86/100
• National rank: #5870
• State rank: #44 of 165 in KY

Livability — Bowling Green

• Score: 65/100
• State rank: #255
• US rank: #12782

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bowling Green, KY
• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 65,421
• Household income: $48,217
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 3855.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 144,620 people
• By 2030: 155,977 · +7.9%
• By 2040: 179,381 · +24.0%
• By 2050: 203,713 · +40.9%
• By 2075: 267,291 · +84.8%
• By 2100: 314,019 · +117.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% American 1% Italian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+24.3) · D 37.0% · R 61.3% · Other 1.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -18.9pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+16.8 2016: R+24.2 2012: R+21.8 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.34%
• Current HPI: 277.6554
• Rent YoY: ▲ 0.28%
• Metro: Bowling Green, 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

+31.2% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $209,900 RASKMLS
• 2026-03-06 Price Changed $219,000 RASKMLS
• 2026-01-15 Price Changed $229,000 RASKMLS
• 2025-12-08 Price Changed $235,000 RASKMLS
• 2025-10-08 Listed $295,000 RASKMLS
• 2023-06-20 Sold (Public Records) $160,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $513 · -2.4% YoY. Source: county tax records.