2660 Main St · Westwood, KY 41101

$229,000

None bd · None ba · 1,889 sqft · MultiFamily public records · 71 Days on market

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investor Alert! Turnkey 4 or 5-Unit Apartment Building! Looking to start or expand your investment portfolio? Don’t miss this opportunity! This income-producing 5-unit apartment building features three 2-bedroom units and two 1-bedroom units, generating a solid monthly rental income of $3,550. The two 1-bedroom units have been completely remodeled, and two of the 2-bedroom units have been recently refreshed, offering updated spaces for tenants and reduced upfront maintenance for the new owner. Whether you're a seasoned investor or just getting started, this property is ready to perform.

Key facts

• Listed 71 days

Tags

• TURNKEY APARTMENT BUILDING
• COMPLETELY REMODELED UNITS

Property features AI

Exterior

• Home design: Residential income property; Multi-family (apartment building)
• Construction: Block construction
• Exterior features: Corner lot location; Directions: From Old Buckley turn right onto Main St.; property is on the corner

Interior

• Interior features: Has basement

What this means for you Summary

Snapshot

• This is a 3×2bd/1ba + 2×1bd/1ba units multifamily listed at $229k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 5.1% in Westwood — 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 (#267 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment D, amenities F.
• Fairview Independent (suburban): math 22% / reading 34% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Boyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Boyd County population projected at -17% 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 $64k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; list at $229k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.00% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.83%
• DSCR: 2.73
• GRM: 4.2

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: 35.0%
• Equity multiple: 2.48×
• Total profit: $95,089
• Equity at exit: $34,145

10-year hold

• IRR: 41.8%
• Equity multiple: 4.95×
• Total profit: $253,154
• Equity at exit: $19,800

Cash invested: $64,120 (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 41101

• Active inventory: 107
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $4,582 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $2,075

Break-even live

Break-even rent $1,956

Max offer price $229,000

Occupancy floor 50%

Sensitivity live

Price	-10% $2,205	-5% $2,140	+0% $2,075	+5% $2,010	+10% $1,945
Rent	-10% $1,713	-5% $1,894	+0% $2,075	+5% $2,256	+10% $2,437
Rate	-1.0pp $2,190	-0.5pp $2,133	base $2,075	+0.5pp $2,016	+1.0pp $1,955

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,781
▸ 2× units	1	1	$1,800
Total (5 units)			$4,582

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Providence Hill Dr Ashland, KY	1.0–3.0	1.0–2.0	1100	$1,205	$1.10	3d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $229,000 Active 71 DOM
2. 2026-06-18
   days on market $229,000 Active 69 DOM
3. 2026-06-17
   days on market $229,000 Active 68 DOM
4. 2026-06-16
   days on market $229,000 Active 67 DOM
5. 2026-06-15
   days on market $229,000 Active 66 DOM
6. 2026-06-13
   days on market $229,000 Active 64 DOM
7. 2026-06-12
   days on market $229,000 Active 63 DOM
8. 2026-06-09
   days on market $229,000 Active 60 DOM
9. 2026-06-08
   days on market $229,000 Active 59 DOM
10. 2026-06-07
    days on market $229,000 Active 58 DOM
11. 2026-06-07
    days on market $229,000 Active 57 DOM
12. 2026-06-04
    days on market $229,000 Active 54 DOM
13. 2026-06-02
    days on market $229,000 Active 53 DOM
14. 2026-06-01
    days on market $229,000 Active 52 DOM
15. 2026-05-31
    days on market $229,000 Active 51 DOM
16. 2026-05-31
    days on market $229,000 Active 50 DOM
17. 2026-05-16
    price $229,000
18. 2026-04-10
    listed $239,000 Active
19. 2025-10-26
    price $249,000
20. 2025-10-24
    price $245,000
21. 2025-08-08
    price $265,000
22. 2025-06-15
    listed $299,900 Active
23. 2023-05-19
    soldstatus $110,000
24. 2015-11-10
    soldstatus $70,000
25. 1998-07-27
    soldstatus $45,864

ⓘ 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: $2,983 · $249/mo
• Projected year-2 tax: $2,983 · $249/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $54,984
• − Mortgage interest: −$12,828
• − Property taxes: −$2,983
• − Insurance: −$1,145
• − Repairs & maintenance: −$4,399
• − Management: −$4,399
• − Depreciation: −$6,662
• Taxable income: $22,569
• Est. tax owed @ 24.0%: −$5,417
• After-tax cash flow: $19,482/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: Fairview Independent
• NCES district ID: 2101800
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $37,442
• Composite: 23.3/100
• National rank: #7922
• State rank: #124 of 165 in KY

Livability — Westwood

• Score: 65/100
• State rank: #267
• US rank: #13071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, KY
• Population (ZIP): 19,331

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -81.83%
• Current HPI: 148.0076
• 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

+399.3% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $229,000 AABOR
• 2026-04-10 Listed $239,000 AABOR
• 2025-10-26 Price Changed $249,000 AABOR
• 2025-10-24 Price Changed $245,000 AABOR
• 2025-08-08 Price Changed $265,000 AABOR
• 2025-06-15 Listed $299,900 AABOR
• 2023-05-19 Sold (Public Records) $110,000 Public Records
• 2015-11-10 Sold (Public Records) $70,000 Public Records
• 1998-07-27 Sold (Public Records) $45,864 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,983 · +46.0% YoY. Source: county tax records.