508 W Mose Rager Blvd · Drakesboro, KY 42337

$184,900

4 bd · 2.0 ba · 1,944 sqft · SingleFamily · 24 Days on market

Built 1960 0.38 ac lot Est $163k · 13% over

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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 +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0
• ARV discount +1.5/15.0

Listing remarks MLS

Need space that works for real life? This versatile property offers the perfect setup for multi-generational living, extended family, guests, or even supplemental income opportunities, all under one connected roof. The main living area welcomes you with hardwood flooring, a large living room anchored by a brick fireplace, full kitchen, 3 bedrooms, and 1 full bath. The secondary living quarters include a private kitchen, living area, 1 bedroom, 1 full bath, and access to a finished basement featuring additional flex space, laundry, and storage areas. With separate electric services already in place, the layout provides privacy and flexibility while still maintaining the feel of a single-family home. Fresh paint, updated flooring, neutral finishes, and multiple living spaces make it easy to move right in and make it your own. Whether you’re looking for space for parents, adult children, guests, or a creative live/work arrangement, this property offers options that are hard to find in today’s market.

Key facts

• Private kitchen
• Flex space
• Finished basement

Tags

• PRIVATE KITCHEN
• FINISHED BASEMENT
• SEPARATE ELECTRIC SERVICES
• FLEX SPACE
• MULTIPLE LIVING SPACES

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One-story
• Construction: Vinyl siding
• Exterior features: Porch (screened); Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Washer; Electric water heater; Ceiling fan(s); Forced air heating; Partial basement with exterior entry
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $21 ($249/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 $164k (11.1% below list).
• Recommended offer: $164k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#434 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, amenities F, commute F.
• Muhlenberg County (rural): math 24% / reading 37% proficiency, ranked #104 of 165 in KY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Muhlenberg South Elementary (math 15% / reading 33%, grade F, #512 of 676 statewide, top 76%, 564 students, 65% FRL); Muhlenberg South Middle School (math 34% / reading 40%, grade F, #80 of 217 statewide, top 41%, 420 students, 60% FRL); Muhlenberg County High School (math 24% / reading 32%, grade F, #151 of 254 statewide, top 61%, 1,146 students, 53% FRL).
• Market conditions: 14 active listings in the ZIP; 5 units permitted in Muhlenberg County in 2024 (0 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.
• Muhlenberg County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $185k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire 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 $164,372 (11.1% below list)

Questions for the listing agent

1. Built in 1960 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6892 Highway 176	0.48mi	3/2.0 (-1)	1,776 (-9%)	22mo	$150,000	$84	40

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-28,616
• Equity at exit: $27,569

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-23,117
• Equity at exit: $15,987

Cash invested: $51,772 (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 42337

• Home prices YoY: -3.9%
• Active inventory: 14
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $21

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 94%

Sensitivity live

Price	-10% $149	-5% $85	+0% $21	+5% $-43	+10% $-107
Rent	-10% $-109	-5% $-44	+0% $21	+5% $86	+10% $151
Rate	-1.0pp $114	-0.5pp $68	base $21	+0.5pp $-27	+1.0pp $-76

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-09
   pricestatus $184,900 Pending 24 DOM
2. 2026-06-08
   days on market $169,900 Active 24 DOM
3. 2026-06-07
   days on market $169,900 Active 23 DOM
4. 2026-06-03
   days on market $169,900 Active 19 DOM
5. 2026-06-02
   days on market $169,900 Active 18 DOM
6. 2026-06-01
   days on market $169,900 Active 17 DOM
7. 2026-05-31
   days on market $169,900 Active 16 DOM
8. 2026-05-30
   days on market $169,900 Active 15 DOM
9. 2026-05-15
   listed $169,900 Active 1025-char remark

   Show marketing remark (1025 chars)

   Need space that works for real life? This versatile property offers the perfect setup for multi-generational living, extended family, guests, or even supplemental income opportunities, all under one connected roof. The main living area welcomes you with hardwood flooring, a large living room anchored by a brick fireplace, full kitchen, 3 bedrooms, and 1 full bath. The secondary living quarters include a private kitchen, living area, 1 bedroom, 1 full bath, and access to a finished basement featuring additional flex space, laundry, and storage areas. With separate electric services already in place, the layout provides privacy and flexibility while still maintaining the feel of a single-family home. Fresh paint, updated flooring, neutral finishes, and multiple living spaces make it easy to move right in and make it your own. Whether you’re looking for space for parents, adult children, guests, or a creative live/work arrangement, this property offers options that are hard to find in today’s market.

10. 2026-05-15
    listed $169,900 Active

    Show marketing remark (1025 chars)

    Need space that works for real life? This versatile property offers the perfect setup for multi-generational living, extended family, guests, or even supplemental income opportunities, all under one connected roof. The main living area welcomes you with hardwood flooring, a large living room anchored by a brick fireplace, full kitchen, 3 bedrooms, and 1 full bath. The secondary living quarters include a private kitchen, living area, 1 bedroom, 1 full bath, and access to a finished basement featuring additional flex space, laundry, and storage areas. With separate electric services already in place, the layout provides privacy and flexibility while still maintaining the feel of a single-family home. Fresh paint, updated flooring, neutral finishes, and multiple living spaces make it easy to move right in and make it your own. Whether you’re looking for space for parents, adult children, guests, or a creative live/work arrangement, this property offers options that are hard to find in today’s market.

11. 2026-05-12
    price $169,900
12. 2026-05-12
    price $169,900
13. 2026-05-01
    price $174,900
14. 2026-05-01
    price $174,900
15. 2026-04-16
    price $179,900
16. 2026-04-16
    price $179,900
17. 2026-03-17
    price $184,900
18. 2026-03-17
    price $184,900
19. 2026-02-26
    price $189,900
20. 2026-02-26
    price $189,900
21. 2026-02-11
    price $194,900
22. 2026-02-11
    price $194,900
23. 2026-01-28
    price $199,900
24. 2026-01-26
    price $199,900
25. 2026-01-16
    price $209,900
26. 2026-01-16
    price $209,900
27. 2026-01-12
    price $214,900
28. 2026-01-12
    price $214,900
29. 2026-01-05
    price $219,900
30. 2025-12-30
    listed $225,000 Active
31. 2025-12-30
    listed $219,900 Active
32. 2025-10-09
    soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,725
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$5,379
• Taxable loss: −$2,865
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $937/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: Muhlenberg County
• NCES district ID: 2100081
• Math proficiency: 24% ▼ -26.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $38,513
• Composite: 25.47/100
• National rank: #7444
• State rank: #104 of 165 in KY

Livability — Drakesboro

• Score: 58/100
• State rank: #434
• US rank: #21428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Drakesboro, KY
• Population (ZIP): 1,611

Population outlook (Muhlenberg County) Hauer SSP2

• Today (2025): 30,114 people
• By 2030: 29,347 · -2.5%
• By 2040: 27,828 · -7.6%
• By 2050: 26,359 · -12.5%
• By 2075: 23,095 · -23.3%
• By 2100: 19,709 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Black 3% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Muhlenberg

• 2024 margin: Solid R (+54.4) · D 22.3% · R 76.6% · Other 1.1%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.8pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+48.8 2016: R+46.9 2012: R+23.5 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.28%
• Current HPI: 154.8286
• 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

+88.8% since first listed

24 events — show timeline

• 2026-05-15 Listed $169,900 GORAMLS
• 2026-05-15 Listed $169,900 RASKMLS
• 2026-05-12 Price Changed $169,900 RASKMLS
• 2026-05-12 Price Changed $169,900 GORAMLS
• 2026-05-01 Price Changed $174,900 RASKMLS
• 2026-05-01 Price Changed $174,900 GORAMLS
• 2026-04-16 Price Changed $179,900 RASKMLS
• 2026-04-16 Price Changed $179,900 GORAMLS
• 2026-03-17 Price Changed $184,900 RASKMLS
• 2026-03-17 Price Changed $184,900 GORAMLS
• 2026-02-26 Price Changed $189,900 RASKMLS
• 2026-02-26 Price Changed $189,900 GORAMLS
• 2026-02-11 Price Changed $194,900 RASKMLS
• 2026-02-11 Price Changed $194,900 GORAMLS
• 2026-01-28 Price Changed $199,900 RASKMLS
• 2026-01-26 Price Changed $199,900 GORAMLS
• 2026-01-16 Price Changed $209,900 RASKMLS
• 2026-01-16 Price Changed $209,900 GORAMLS
• 2026-01-12 Price Changed $214,900 RASKMLS
• 2026-01-12 Price Changed $214,900 GORAMLS
• 2026-01-05 Price Changed $219,900 GORAMLS
• 2025-12-30 Listed $225,000 GORAMLS
• 2025-12-30 Listed $219,900 RASKMLS
• 2025-10-09 Sold (MLS) $90,000 GORAMLS

Property tax history

+0.2%/yr

Latest (2022): $74 · -1.0% YoY. Source: county tax records.