934 Deer Haven Dr · Owensboro, KY 42301

$189,900

4 bd · 2.0 ba · 2,128 sqft · Manufactured · 6 Days on market

Built 2004 Est $189k · at est.

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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 +19.0/30.0
• ARV discount +7.4/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This thoughtfully configured 2128 sq ft home offers 4 bedrooms, 2 full baths, and a like-new condition. The floorplan includes a Formal Living Room, plus a separate Family Room with Corner Fireplace. The kitchen features an abundance of oak cabinets, and comes equipped with all appliances. There's a dedicated mudroom, and convenient laundry that includes the clothes washer and dryer. A detached 480 sq ft garage offers storage for your car and lawn equipment. Located on a . 27 acre just off Medley Road near Bon Harbor. Exceptionally priced, this home is one you surely do not want to miss! See it today! Shown by appointment only.

Key facts

• Convenient laundry
• Dedicated mudroom
• Formal living room

Tags

• FORMAL LIVING ROOM
• CORNER FIREPLACE
• ABUNDANCE OF OAK CABINETS
• DEDICATED MUDROOM
• CONVENIENT LAUNDRY
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 2-car garage; Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-story manufactured home; Residential property; Vinyl siding
• Construction: Shingle roof
• Exterior features: Deck; Porch; Storm door(s); Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Ceiling fan(s) for cooling
• Interior features: Cathedral ceilings; Walk-in closet(s); Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $171k (9.8% below list).
• Recommended offer: $171k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Audubon Elementary School (math 22% / reading 42%, grade F, #348 of 676 statewide, top 55%, 387 students, 65% FRL); College View Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 863 students, 50% FRL); Apollo High School (math 33% / reading 34%, grade F, #92 of 254 statewide, top 36%, 1,440 students, 55% FRL).
• Market conditions: 297 active listings in the ZIP; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $171,232 (9.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $189,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Deer Haven Dr	0.16mi	4/2.0	2,128 (0%)	11mo	$189,000	$89	84

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-18,177
• Equity at exit: $28,315

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $192
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $199

Break-even live

Break-even rent $1,461

Max offer price $189,900

Occupancy floor 83%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-05-02
   listed $189,900 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: $946 · $79/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$687/yr (+$57/mo · 72.6%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,548
• − Mortgage interest: −$10,637
• − Property taxes: −$946
• − Insurance: −$950
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,524
• Taxable loss: −$797
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $2,578/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: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 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

2 events — show timeline

• 2026-05-07 Pending — GORAMLS
• 2026-05-02 Listed $189,900 GORAMLS

Property tax history

-1.1%/yr

Latest (2025): $946 · -5.0% YoY. Source: county tax records.