609 Clark Cir · Bowling Green, KY 42103

$160,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 37 Days on market

Built 1975 0.45 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this investment opportunity! This 3 bed, 1.5 bath house has tons of potential. Would make a great flip or rental with the right TLC. Home features a large eat-in kitchen, spacious living room and primary bedroom, along with some previous updates to the hall bathroom. The basement is flexible and has room to add a 4th bed or bonus area/room. Call me today for your private showing!

Key facts

• Flexible basement
• Large eat-in kitchen
• Spacious living room

Tags

• LARGE EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• FLEXIBLE BASEMENT

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Brick and vinyl siding exterior
• Exterior features: Deck; Chain link fencing; Approximately 0.45-acre lot

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump; Electric heating
• Interior features: Eat-in kitchen; Wood-burning fireplace; Unfinished basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Warren County (rural): math 30% / reading 43% proficiency, ranked #48 of 165 in KY (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oakland Elementary (math 8% / reading 17%, grade F, #630 of 676 statewide, top 95%, 380 students, 79% FRL); Warren East Middle School (math 23% / reading 40%, grade F, #125 of 217 statewide, top 63%, 487 students, 65% FRL); Warren East High School (math 22% / reading 31%, grade F, #174 of 254 statewide, top 69%, 1,031 students, 60% FRL) — zoned schools average 68% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 36% district-wide (-13 pts) — the specific schools serving this property underperform the Warren County average; the district grade overstates school quality for this exact location.
• Market conditions: 279 active listings in the ZIP; solid renter incomes; 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 $5k 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 37 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 8.1

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-4,212
• Equity at exit: $23,857

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $24,115
• Equity at exit: $13,834

Cash invested: $44,800 (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 42103

• Home prices YoY: -30.4%
• Active inventory: 279
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $342

Break-even live

Break-even rent $1,215

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $160,000 Active 37 DOM
2. 2026-06-18
   status $160,000 Active 36 DOM
3. 2026-06-18
   days on market $160,000 Active Under Contract 36 DOM
4. 2026-06-17
   days on market $160,000 Active Under Contract 35 DOM
5. 2026-06-16
   days on market $160,000 Active Under Contract 34 DOM
6. 2026-06-15
   days on market $160,000 Active Under Contract 33 DOM
7. 2026-06-14
   days on market $160,000 Active Under Contract 31 DOM
8. 2026-06-13
   statusdays on market $160,000 Active Under Contract 30 DOM
9. 2026-06-10
   days on market $160,000 Active 28 DOM
10. 2026-06-09
    days on market $160,000 Active 27 DOM
11. 2026-06-08
    days on market $160,000 Active 26 DOM
12. 2026-06-07
    days on market $160,000 Active 25 DOM
13. 2026-06-05
    days on market $160,000 Active 22 DOM
14. 2026-06-02
    days on market $160,000 Active 20 DOM
15. 2026-06-01
    days on market $160,000 Active 19 DOM
16. 2026-05-31
    days on market $160,000 Active 18 DOM
17. 2026-05-30
    days on market $160,000 Active 17 DOM
18. 2026-05-21
    status Active
19. 2026-05-15
    historical Active Under Contract
20. 2026-05-13
    listed $160,000 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: $652 · $54/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$724/yr (+$60/mo · 111.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,777
• − Mortgage interest: −$8,962
• − Property taxes: −$652
• − Insurance: −$800
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,655
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,733/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: Warren County
• NCES district ID: 2105730
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $50,092
• Composite: 31.55/100
• National rank: #5958
• State rank: #48 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

• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 21,911
• Household income: $87,689
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 704.0

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 (83%)
• Race & ethnicity: White 83% Black 6% Asian 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 4% Italian 2% Romanian 2%
• Foreign-born: 8% · Canada, Philippines, China
• Languages at home: 90% English-only · Other Asian/Pacific 4% Spanish 3% Other Indo-European 1%

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: ▼ -90.89%
• Current HPI: 208.4381
• Rent YoY: —
• 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

3 events — show timeline

• 2026-05-21 Relisted — RASKMLS
• 2026-05-15 Contingent — RASKMLS
• 2026-05-13 Listed $160,000 RASKMLS

Property tax history

+2.5%/yr

Latest (2025): $652 · +2.8% YoY. Source: county tax records.