1412 Walnut St · Flatwoods, KY 41139

$79,500

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 3 Days on market

Built 1962 ↓ 16% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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

Opportunity knocks in Flatwoods! This classic, all-brick 3-bedroom, 1.5-bathroom ranch offers the ultimate foundation for your real estate goals. If you've been searching for a structurally sound home where you can build immediate sweat equity, this is it. Inside, you'll find a highly functional, single-level floor plan ready for your cosmetic updates and personal design touches. The exterior offers the best of both worlds: timeless, low-maintenance brick construction paired with a spectacular, completely flat lot. The expansive backyard is a blank canvas for an outdoor entertainment oasis, a massive garden, or future expansion. Nestled in an established Flatwoods neighborhood with quick ac

Key facts

• Flat lot
• Brick construction
• Expansive backyard

Tags

• BRICK CONSTRUCTION
• FLAT LOT
• EXPANSIVE BACKYARD
• ESTABLISHED NEIGHBORHOOD
• QUICK ACCESS TO LOCAL PARKS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Residential property
• Construction: Brick construction
• Exterior features: Level lot; Shed(s) on the property

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.1% 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 $550 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1962 — 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 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?
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: 1.43% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $161,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Walnut Street St	0.08mi	3/1.5	1,515 (+0%)	2mo	$187,000	$123	94
1501 Hickory St	0.05mi	4/1.0 (+1)	1,507 (-0%)	5mo	$134,500	$89	86
2007 Argillite Road Rd	0.49mi	3/2.0	1,515 (+0%)	8mo	$100,000	$66	68
716 N 1st St	0.59mi	3/2.0	1,481 (-2%)	10mo	$132,500	$89	59
1310 Argillite Rd	0.34mi	3/1.0	1,312 (-13%)	2mo	$140,499	$107	58
1239 Crestview Dr	0.60mi	4/1.5 (+1)	1,556 (+3%)	5mo	$173,000	$111	58
1218 Crestview Drive Dr	0.55mi	3/1.0	1,413 (-6%)	5mo	$155,000	$110	57
1907 Diedrich Dr	0.49mi	3/1.5	1,352 (-11%)	6mo	$175,000	$129	55
2106 Washington St	0.55mi	3/2.0	1,340 (-11%)	3mo	$150,000	$112	51
1014 Pine Street St	0.68mi	2/1.5 (-1)	1,440 (-5%)	6mo	$120,000	$83	50
1914 Washington St	0.57mi	3/2.0	1,704 (+13%)	2mo	$177,000	$104	49
1211 Wilkerson St St	0.52mi	3/2.0	1,728 (+14%)	7mo	$85,000	$49	44

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $11,728
• Equity at exit: $11,854

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $41,885
• Equity at exit: $6,874

Cash invested: $22,260 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $386

Break-even live

Break-even rent $648

Max offer price $79,500

Occupancy floor 61%

Sensitivity live

Price	-10% $431	-5% $409	+0% $386	+5% $364	+10% $341
Rent	-10% $297	-5% $342	+0% $386	+5% $431	+10% $476
Rate	-1.0pp $427	-0.5pp $407	base $386	+0.5pp $366	+1.0pp $345

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $79,500 Pending 3 DOM
2. 2026-06-09
   remarks 699-char remark
3. 2026-06-09
   listed $79,500 Active 1 DOM

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $13,644
• − Mortgage interest: −$4,453
• − Property taxes: −$740
• − Insurance: −$398
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,313
• Taxable income: $3,557
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,784/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

-16.3% since first listed

2 events — show timeline

• 2026-06-09 Listed $79,500 AABOR
• 2009-08-18 Sold (Public Records) $95,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $740 · -3.8% YoY. Source: county tax records.