1344 Normalview Dr · Bowling Green, KY 42101

$180,000

4 bd · 4.0 ba · 1,718 sqft · Other · 10 Days on market

Built 2025 9,148 sqft lot

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTER'S DREAM! This property is just waiting for you to take over. Designed to be either a family home or a multifamily single unit. Located across from the newly updated community park, soccer fields, tennis courts and more. Included with sell; blueprint, appraisal, material list, Building permit, and possible leasing opportunity, if buyer desires.

Key facts

• Community park
• Tennis courts
• Soccer fields

Tags

• COMMUNITY PARK
• SOCCER FIELDS
• TENNIS COURTS

Property features AI

Exterior

• Home design: Residential single-family home; New construction
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Deck; Level lot

Interior

• Bathrooms: 4 full bathrooms (all located on the main level)
• Interior features: Four full bathrooms, all on the main level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.5% 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.
• Bowling Green Independent (urban): math 37% / reading 41% proficiency, ranked #44 of 165 in KY (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dishman Mcginnis Elementary School (math 24% / reading 22%, grade F, #520 of 676 statewide, top 77%, 430 students, 96% FRL); Bowling Green Junior High (math 37% / reading 46%, grade F, #51 of 217 statewide, top 24%, 963 students, 65% FRL); Bowling Green High School (math 39% / reading 39%, grade F, #51 of 254 statewide, top 21%, 1,294 students, 58% FRL) — zoned schools average 73% FRL vs 53% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 591 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).
• At $1,809/mo this rent would consume 45% of the median local household income ($48k/yr) (locally 3855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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.
• Current owner paid $19k; list at $180k implies a 847% gain — meaningful room to come down on a strong offer.

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 $180,000

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. 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?
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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-22,149
• Equity at exit: $26,839

10-year hold

• IRR: -8.2%
• Equity multiple: 0.55×
• Total profit: $-22,699
• Equity at exit: $15,563

Cash invested: $50,400 (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 42101

• Home prices YoY: -20.9%
• Rents YoY: 0.3%
• Active inventory: 591
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $185

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 85%

Sensitivity live

Price	-10% $310	-5% $248	+0% $185	+5% $123	+10% $61
Rent	-10% $43	-5% $114	+0% $185	+5% $257	+10% $328
Rate	-1.0pp $276	-0.5pp $231	base $185	+0.5pp $139	+1.0pp $91

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 N Lee Dr Bowling Green, KY	3.0	2.5	1200	$1,345	$1.12	44d	1	0.52mi
1525 Park St Bowling Green, KY	4.0	2.0	1500	$2,000	$1.33	21d	1	0.89mi
509 University Dr Bowling Green, KY	5.0	2.0	2071	$2,400	$1.16	21d	1	1.10mi
1307 Magnolia St Bowling Green, KY	4.0	2.0	1400	$1,600	$1.14	21d	1	1.35mi
1117 Greenwood Aly Bowling Green, KY	3.0	2.0	1100	$2,200	$2.00	14d	2	1.39mi
1233 Henry Dr Bowling Green, KY	3.0	1.0	1107	$1,250	$1.13	14d	1	1.43mi

Listing history 9 events

1. 2026-06-19
   days on market $180,000 Active 10 DOM
2. 2026-06-18
   days on market $180,000 Active 9 DOM
3. 2026-06-17
   days on market $180,000 Active 8 DOM
4. 2026-06-16
   days on market $180,000 Active 7 DOM
5. 2026-06-15
   days on market $180,000 Active 6 DOM
6. 2026-06-14
   days on market $180,000 Active 4 DOM
7. 2026-06-13
   days on market $180,000 Active 3 DOM
8. 2026-06-10
   remarks 354-char remark
9. 2026-06-10
   listed $180,000 Active 1 DOM

ⓘ 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 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,713
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,236
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $2,389/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: Bowling Green Independent
• NCES district ID: 2100570
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $31,181
• Composite: 31.86/100
• National rank: #5870
• State rank: #44 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

• Census place: Bowling Green, KY
• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 65,421
• Household income: $48,217
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 3855.0

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 (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% American 1% Italian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

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: ▼ -73.34%
• Current HPI: 277.6554
• Rent YoY: ▲ 0.28%
• 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

+686.0% since first listed

6 events — show timeline

• 2026-06-06 Listed $180,000 RASKMLS
• 2025-02-03 Price Changed $36,000 RASKMLS
• 2024-07-10 Listed $37,500 RASKMLS
• 2022-08-22 Listed $29,900 RASKMLS
• 2021-02-24 Sold (MLS) $19,000 RASKMLS
• 2021-02-15 Listed $22,900 RASKMLS

Property tax history

+13.8%/yr

Latest (2025): $96 · -2.4% YoY. Source: county tax records.