1610 Powell St · Henderson, KY 42420

$21,000

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 929 Days on market

Built 1920 3,920 sqft lot ↓ 60% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

Key facts

• 3,920 sq ft lot
• Listed 929 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $21k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#114 in KY, #4,949 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Henderson County (suburban): math 40% / reading 41% proficiency, ranked #29 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 229 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 92 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $145 of loan paydown is wiped out by about $630 of value loss. Plan a longer hold.
• Henderson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 929 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $31k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $18,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 929 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.52% ✓
• Cap rate: 40.49%
• Cash-on-cash: 122.14%
• DSCR: 6.43
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.91×
• Total profit: $34,733
• Equity at exit: $3,131

10-year hold

• IRR: —
• Equity multiple: 14.50×
• Total profit: $79,401
• Equity at exit: $1,816

Cash invested: $5,880 (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 42420

• Home prices YoY: -31.6%
• Active inventory: 229
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$110
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $598

Break-even live

Break-even rent $191

Max offer price $21,000

Occupancy floor 32%

Sensitivity live

Price	-10% $610	-5% $604	+0% $598	+5% $593	+10% $587
Rent	-10% $524	-5% $561	+0% $598	+5% $636	+10% $673
Rate	-1.0pp $609	-0.5pp $604	base $598	+0.5pp $593	+1.0pp $588

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Fair St Henderson, KY	1.0–3.0	1.0	740	$949	$1.28	14d	9	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $21,000 Active 929 DOM
2. 2026-06-18
   days on market $21,000 Active 926 DOM
3. 2026-06-17
   days on market $21,000 Active 925 DOM
4. 2026-06-16
   days on market $21,000 Active 924 DOM
5. 2026-06-15
   days on market $21,000 Active 923 DOM
6. 2026-06-14
   days on market $21,000 Active 921 DOM
7. 2026-06-13
   days on market $21,000 Active 920 DOM
8. 2026-06-10
   days on market $21,000 Active 918 DOM
9. 2026-06-09
   days on market $21,000 Active 917 DOM
10. 2026-06-08
    days on market $21,000 Active 916 DOM
11. 2026-06-07
    days on market $21,000 Active 915 DOM
12. 2026-06-05
    days on market $21,000 Active 912 DOM
13. 2026-06-02
    days on market $21,000 Active 910 DOM
14. 2026-06-01
    days on market $21,000 Active 909 DOM
15. 2026-05-31
    days on market $21,000 Active 908 DOM
16. 2026-05-30
    days on market $21,000 Active 907 DOM
17. 2026-02-13
    status Active 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

18. 2026-02-13
    price $21,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

19. 2026-01-22
    historical 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

20. 2024-11-13
    status Active 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

21. 2024-11-13
    price $30,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

22. 2024-08-06
    price $40,000 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

23. 2024-07-05
    historical 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

24. 2023-07-05
    listed $52,000 Active 327-char remark

    Show marketing remark (327 chars)

    Welcome to a promising investment opportunity in Henderson, KY, where this 1,164 sq ft house awaits your creative touch. With a little TLC and vision, this property has the potential to become a remarkable gem. With the right vision and investment, this property in Henderson, KY has the potential to become a true showstopper.

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $388 · $32/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 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 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: $11,388
• − Mortgage interest: −$1,176
• − Property taxes: −$388
• − Insurance: −$105
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$611
• Taxable income: $7,286
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $5,433/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: Henderson County
• NCES district ID: 2102710
• Math proficiency: 40% ▼ -19.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $41,772
• Composite: 34.13/100
• National rank: #5285
• State rank: #29 of 165 in KY

Livability — Henderson

• Score: 74/100
• State rank: #114
• US rank: #4949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, KY
• Population (ZIP): 38,434

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 46,910 people
• By 2030: 46,841 · -0.1%
• By 2040: 46,018 · -1.9%
• By 2050: 44,390 · -5.4%
• By 2075: 40,442 · -13.8%
• By 2100: 33,538 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Henderson

• 2024 margin: Strong R (+29.2) · D 34.7% · R 64.0% · Other 1.3%
• 2008→2024 swing: -31.9pp toward R · 2008: 2.6pp · 2024: -29.2pp
• All cycles: 2024: R+29.2 2020: R+24.6 2016: R+27.7 2012: R+11.8 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.69%
• Current HPI: 207.5676
• Rent YoY: —
• Metro: —
• 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

-59.6% since first listed

8 events — show timeline

• 2026-02-13 Relisted — ImagineMLS
• 2026-02-13 Price Changed $21,000 ImagineMLS
• 2026-01-22 Listing Removed — ImagineMLS
• 2024-11-13 Relisted — ImagineMLS
• 2024-11-13 Price Changed $30,000 ImagineMLS
• 2024-08-06 Price Changed $40,000 ImagineMLS
• 2024-07-05 Listing Removed — ImagineMLS
• 2023-07-05 Listed $52,000 ImagineMLS

Property tax history

+1.1%/yr

Latest (2025): $388 · +0.3% YoY. Source: county tax records.