24 Center Cir · Henderson, KY 42420

$89,900

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 55 Days on market

Built 1947 4,356 sqft lot ↓ 25% since listing

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

Check out this great investment opportunity in the heart of downtown Henderson. Consisting of 3 bedrooms and 1 bathroom, this home also offers a spacious kitchen, a fireplace, large utility room, and a storage building in the backyard. Home does need some TLC and repairs that could impact certain financing. As such it is being sold as-is. Call today for your personal tour.

Key facts

• Spacious kitchen
• Storage building
• Fireplace

Tags

• SPACIOUS KITCHEN
• FIREPLACE
• LARGE UTILITY ROOM
• STORAGE BUILDING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential single-family home
• Construction: Vinyl siding
• Exterior features: Patio; Chain link fencing; Approximately 0.1-acre lot

Interior

• Kitchen: Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Electric heating
• Interior features: Eat-in kitchen; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $90k).
• Recommended offer: $87k (3.0% 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.
• Zoned schools: East Heights Elementary School (math 37% / reading 37%, grade F, #255 of 676 statewide, top 42%, 354 students, 54% FRL); Henderson County South Middle School (math 51% / reading 51%, grade C, #20 of 217 statewide, top 10%, 721 students, 43% FRL); Henderson County High School (math 33% / reading 33%, grade F, #94 of 254 statewide, top 37%, 1,958 students, 44% FRL).
• Market conditions: 228 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1947 — 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. 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: 1.10% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.6

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,492
• Equity at exit: $13,404

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $15,496
• Equity at exit: $7,773

Cash invested: $25,172 (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 42420

• Home prices YoY: -31.6%
• Active inventory: 228
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $206

Break-even live

Break-even rent $724

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Taylor Dr Henderson, KY	3.0	2.0	1144	$984	$0.86	13d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 55 DOM
2. 2026-06-17
   days on market $89,900 Active 54 DOM
3. 2026-06-16
   days on market $89,900 Active 53 DOM
4. 2026-06-15
   days on market $89,900 Active 52 DOM
5. 2026-06-14
   days on market $89,900 Active 50 DOM
6. 2026-06-13
   pricedays on market $89,900 Active 49 DOM
7. 2026-06-10
   days on market $99,900 Active 47 DOM
8. 2026-06-09
   days on market $99,900 Active 46 DOM
9. 2026-06-08
   days on market $99,900 Active 45 DOM
10. 2026-06-07
    days on market $99,900 Active 44 DOM
11. 2026-06-05
    days on market $99,900 Active 41 DOM
12. 2026-06-02
    days on market $99,900 Active 39 DOM
13. 2026-06-01
    days on market $99,900 Active 38 DOM
14. 2026-05-31
    days on market $99,900 Active 37 DOM
15. 2026-05-30
    days on market $99,900 Active 36 DOM
16. 2026-05-04
    price $109,900 375-char remark
17. 2026-04-23
    listed $119,900 Active 375-char remark

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$13/yr (+$1/mo · 1.8%)

ⓘ 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 2/10 Low 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: $11,814
• − Mortgage interest: −$5,036
• − Property taxes: −$760
• − Insurance: −$450
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,615
• Taxable income: $1,064
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,211/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

-25.0% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $89,900 RASKMLS
• 2026-05-21 Price Changed $99,900 RASKMLS
• 2026-05-04 Price Changed $109,900 RASKMLS
• 2026-04-23 Listed $119,900 RASKMLS

Property tax history

+9.0%/yr

Latest (2025): $760 · +0.3% YoY. Source: county tax records.