3110 Oakland Avenue Ave · Catlettsburg, KY 41129

$65,000

3 bd · 1.0 ba · 1,956 sqft · SingleFamily public records · 125 Days on market

Built 1889 5,000 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Two historic homes, side by side, in Catlettsburg—offered individually or as a package deal. This is a rare opportunity for someone who appreciates character and isn’t afraid of a project. These homes feature original woodwork and architectural details you simply can’t replicate today. Whether you want to restore one or take on both, this is the perfect canvas to bring old homes back to their natural beauty. Opportunities like this don’t come around often.

Key facts

• Original woodwork
• 5,000 sq ft lot
• Built 1889

Tags

• ORIGINAL WOODWORK
• ARCHITECTURAL DETAILS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Wood siding; Block foundation; Above-grade finished area of 2,210
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Eight total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 5.2% in Catlettsburg — 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 68/100 on livability (#187 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• Boyd County (suburban): math 20% / reading 37% proficiency, ranked #115 of 165 in KY (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 46 active listings in the ZIP; 2 units permitted in Boyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.1% local appreciation)).
• Boyd County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $65k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.62%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $148,656
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3226 Oakland Ave	0.28mi	3/2.0	1,976 (+1%)	5mo	$169,000	$86	77
3166 Oakland Ave	0.17mi	4/2.0 (+1)	1,932 (-1%)	7mo	$80,000	$41	75
3306 Springhaven Street St	0.46mi	3/2.0	1,918 (-2%)	6mo	$40,000	$21	66
3234 Oakland Avenue St	0.30mi	3/2.0	2,174 (+11%)	5mo	$54,788	$25	59
207 4th St	0.73mi	3/2.0	1,981 (+1%)	23mo	$225,000	$114	41
2031 Broadway St	0.62mi	4/1.5 (+1)	1,864 (-5%)	19mo	$141,600	$76	40
604 3rd Street East St	0.75mi	4/2.0 (+1)	2,240 (+14%)	19mo	$190,900	$85	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 3.44×
• Total profit: $44,448
• Equity at exit: $29,541

10-year hold

• IRR: 43.0%
• Equity multiple: 6.88×
• Total profit: $106,932
• Equity at exit: $45,772

Cash invested: $18,200 (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 41129

• Home prices YoY: 1.2%
• Active inventory: 46
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $571

Break-even live

Break-even rent $501

Max offer price $65,000

Occupancy floor 48%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   days on market $65,000 Active 125 DOM
2. 2026-06-01
   days on market $65,000 Active 124 DOM
3. 2026-05-31
   days on market $65,000 Active 123 DOM
4. 2026-05-31
   days on market $65,000 Active 122 DOM
5. 2026-05-11
   status Active
6. 2026-04-29
   status Active Under Contract
7. 2026-03-28
   historical Active Under Contract
8. 2026-03-10
   price $65,000
9. 2026-01-08
   listed $69,000 Active
10. 2004-07-15
    soldstatus $41,550

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$221/yr (+$18/mo · 65.5%)

ⓘ 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 · 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,683
• − Mortgage interest: −$3,641
• − Property taxes: −$338
• − Insurance: −$325
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,891
• Taxable income: $6,139
• Est. tax owed @ 24.0%: −$1,473
• After-tax cash flow: $5,373/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: Boyd County
• NCES district ID: 2100620
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -17.00%
• Median HH income: $47,479
• Composite: 24.65/100
• National rank: #7625
• State rank: #115 of 165 in KY

Livability — Catlettsburg

• Score: 68/100
• State rank: #187
• US rank: #9459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catlettsburg, KY
• Population (ZIP): 8,417

Population outlook (Boyd County) Hauer SSP2

• Today (2025): 46,137 people
• By 2030: 44,585 · -3.4%
• By 2040: 41,442 · -10.2%
• By 2050: 38,313 · -17.0%
• By 2075: 31,077 · -32.6%
• By 2100: 23,432 · -49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Boyd

• 2024 margin: Solid R (+38.5) · D 30.0% · R 68.6% · Other 1.4%
• 2008→2024 swing: -26.2pp toward R · 2008: -12.3pp · 2024: -38.5pp
• All cycles: 2024: R+38.5 2020: R+33.2 2016: R+37.0 2012: R+16.3 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 265.4897
• 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

+56.4% since first listed

6 events — show timeline

• 2026-05-11 Relisted — AABOR
• 2026-04-29 Relisted — AABOR
• 2026-03-28 Contingent — AABOR
• 2026-03-10 Price Changed $65,000 AABOR
• 2026-01-08 Listed $69,000 AABOR
• 2004-07-15 Sold (Public Records) $41,550 Public Records

Property tax history

-0.2%/yr

Latest (2025): $338 · -9.3% YoY. Source: county tax records.