1215 Woodland Avenue Ave · Flatwoods, KY 41139

$109,900

2 bd · 2.0 ba · 1,234 sqft · SingleFamily · 85 Days on market

$89/sqft · 12% below area Est $125k · 12% under

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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 +20.4/30.0
• ARV discount +12.8/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision to this 2-bedroom, 2-bathroom home tucked away on a quiet dead-end street in the heart of Flatwoods. Perfectly situated for those who enjoy the community, this property is just a short stroll from the city pool and the local dog park. The interior features a surprisingly spacious primary suite, complete with its own full private bath and a large walk-in closet. The living room and second bedroom showcase classic hardwood floors, and a fireplace serves as a central feature for the home. You can enjoy the outdoors from the welcoming covered front porch or the screened-in back deck, which offers a great space for relaxing. The home features a metal roof and an unfinished basement accessed from the exterior. This lower level houses the furnace and water heater while providing ample room for seasonal items or a workshop area. While this home does need some TLC and cosmetic updates, it serves as a fantastic canvas for an investor or a homeowner looking to build instant equity in a prime, low-traffic location.

Key facts

• Large walk-in closet
• Listed 85 days

Tags

• QUIET DEAD-END STREET
• SHORT STROLL FROM CITY POOL
• SHORT STROLL FROM DOG PARK
• SPACIOUS PRIMARY SUITE
• LARGE WALK-IN CLOSET
• CLASSIC HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $143 ($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 $104k (5.4% below list).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Flatwoods — 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 72/100 on livability (#125 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Russell Independent (suburban): math 40% / reading 49% proficiency, ranked #22 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $42k; list at $110k implies a 165% gain — meaningful room to come down on a strong offer.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $124,549
• List price: $109,900
• Delta: -11.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 Cumberland Ave Ave	0.09mi	3/2.0 (+1)	1,162 (-6%)	7mo	$64,500	$56	75
1310 Argillite Rd	0.22mi	3/1.0 (+1)	1,312 (+6%)	2mo	$140,499	$107	68
201 Ridge Street St	0.37mi	2/1.0	1,331 (+8%)	7mo	$131,250	$99	60
1000 Powell Lane Ln	0.71mi	3/1.0 (+1)	1,242 (+1%)	2mo	$144,500	$116	55
1600 Beth Ann Drive Dr	0.60mi	3/1.0 (+1)	1,270 (+3%)	5mo	$168,000	$132	54
1707 Jones St	0.56mi	3/1.0 (+1)	1,260 (+2%)	9mo	$165,000	$131	54
917 Diedrich Dr	0.58mi	3/1.0 (+1)	1,152 (-7%)	1mo	$175,000	$152	52
712 N 1st St	0.43mi	3/1.5 (+1)	1,080 (-12%)	2mo	$125,000	$116	50
801 Powell Lane Ln	0.69mi	3/1.0 (+1)	1,185 (-4%)	8mo	$63,000	$53	46
2106 Washington St	0.74mi	3/2.0 (+1)	1,340 (+9%)	3mo	$150,000	$112	43
1907 Diedrich Dr	0.63mi	3/1.5 (+1)	1,352 (+10%)	6mo	$175,000	$129	43
1907 Washington St	0.62mi	3/1.0 (+1)	1,065 (-14%)	6mo	$162,400	$152	34

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-8,725
• Equity at exit: $16,386

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,003
• Equity at exit: $9,502

Cash invested: $30,772 (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 41139

• Home prices YoY: -6.4%
• Active inventory: 42
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $143

Break-even live

Break-even rent $858

Max offer price $109,900

Occupancy floor 81%

Sensitivity live

Price	-10% $205	-5% $174	+0% $143	+5% $112	+10% $81
Rent	-10% $61	-5% $102	+0% $143	+5% $184	+10% $225
Rate	-1.0pp $199	-0.5pp $171	base $143	+0.5pp $115	+1.0pp $86

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $109,900 Active 85 DOM
2. 2026-06-18
   days on market $109,900 Active 83 DOM
3. 2026-06-17
   days on market $109,900 Active 82 DOM
4. 2026-06-16
   days on market $109,900 Active 81 DOM
5. 2026-06-15
   days on market $109,900 Active 80 DOM
6. 2026-06-13
   days on market $109,900 Active 78 DOM
7. 2026-06-12
   days on market $109,900 Active 77 DOM
8. 2026-06-09
   days on market $109,900 Active 74 DOM
9. 2026-06-08
   days on market $109,900 Active 73 DOM
10. 2026-06-07
    days on market $109,900 Active 72 DOM
11. 2026-06-07
    days on market $109,900 Active 71 DOM
12. 2026-06-04
    days on market $109,900 Active 68 DOM
13. 2026-06-02
    days on market $109,900 Active 67 DOM
14. 2026-06-01
    days on market $109,900 Active 66 DOM
15. 2026-05-31
    days on market $109,900 Active 65 DOM
16. 2026-05-31
    days on market $109,900 Active 64 DOM
17. 2026-03-28
    listed $109,900 Active 1036-char remark

    Show marketing remark (1036 chars)

    Bring your vision to this 2-bedroom, 2-bathroom home tucked away on a quiet dead-end street in the heart of Flatwoods. Perfectly situated for those who enjoy the community, this property is just a short stroll from the city pool and the local dog park. The interior features a surprisingly spacious primary suite, complete with its own full private bath and a large walk-in closet. The living room and second bedroom showcase classic hardwood floors, and a fireplace serves as a central feature for the home. You can enjoy the outdoors from the welcoming covered front porch or the screened-in back deck, which offers a great space for relaxing. The home features a metal roof and an unfinished basement accessed from the exterior. This lower level houses the furnace and water heater while providing ample room for seasonal items or a workshop area. While this home does need some TLC and cosmetic updates, it serves as a fantastic canvas for an investor or a homeowner looking to build instant equity in a prime, low-traffic location.

18. 2020-08-28
    soldstatus $41,500 238-char remark

    Show marketing remark (238 chars)

    Nice starter home or if you are downsizing. Huge master bedroom with bath and walk-in closet. Also has a laundry, office area and a screened in back porch where you can relax and overlook the mature trees. Call today for more information!

19. 2019-09-20
    listed $49,900 238-char remark

    Show marketing remark (238 chars)

    Nice starter home or if you are downsizing. Huge master bedroom with bath and walk-in closet. Also has a laundry, office area and a screened in back porch where you can relax and overlook the mature trees. Call today for more information!

20. 2018-10-12
    soldstatus $45,000
21. 2018-10-09
    soldstatus $45,000
22. 2016-05-09
    listed $53,000

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$276/yr (+$23/mo · 41.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,472
• − Mortgage interest: −$6,156
• − Property taxes: −$669
• − Insurance: −$550
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,197
• Taxable loss: −$96
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,741/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: Russell Independent
• NCES district ID: 2105130
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $49,382
• Composite: 38.14/100
• National rank: #4268
• State rank: #22 of 165 in KY

Livability — Flatwoods

• Score: 72/100
• State rank: #125
• US rank: #5872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flatwoods, KY
• County: Greenup · 24,497 people
• City population: 5,527
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 8,258
• Household income: $59,550
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 4.4

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.89%
• Current HPI: 189.3977
• 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

+107.4% since first listed

6 events — show timeline

• 2026-03-28 Listed $109,900 AABOR
• 2020-08-28 Sold (MLS) $41,500 AABOR
• 2019-09-20 Listed $49,900 AABOR
• 2018-10-12 Sold (Public Records) $45,000 Public Records
• 2018-10-09 Sold (MLS) $45,000 AABOR
• 2016-05-09 Listed $53,000 AABOR

Property tax history

+7.8%/yr

Latest (2025): $669 · +2.0% YoY. Source: county tax records.