601 Pollard Road Rd · Ashland, KY 41101

$59,000

1 bd · 1.0 ba · 650 sqft · SingleFamily public records · 466 Days on market

7,500 sqft lot $91/sqft · 43% above area Est $41k · 43% over

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

Listing remarks MLS

Square footage of lot and house per PVA.

Key facts

• 7,500 sq ft lot
• Listed 466 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.1% in Ashland — 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 64/100 on livability (#304 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Ashland Independent (urban): math 32% / reading 44% proficiency, ranked #49 of 165 in KY (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 466 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.58% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.74%
• DSCR: 2.23
• GRM: 5.3

CMA / ARV

• ARV (median comp): $41,116
• List price: $59,000
• Delta: 43.50%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2416 Boone St	0.55mi	2/1.0 (+1)	700 (+8%)	10mo	$68,000	$97	48

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: 21.8%
• Equity multiple: 1.89×
• Total profit: $14,744
• Equity at exit: $8,797

10-year hold

• IRR: 29.9%
• Equity multiple: 3.67×
• Total profit: $44,080
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.3×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $382

Break-even live

Break-even rent $446

Max offer price $59,000

Occupancy floor 54%

Sensitivity live

Price	-10% $415	-5% $399	+0% $382	+5% $365	+10% $349
Rent	-10% $308	-5% $345	+0% $382	+5% $419	+10% $455
Rate	-1.0pp $412	-0.5pp $397	base $382	+0.5pp $367	+1.0pp $351

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $59,000 Active 466 DOM
2. 2026-06-21
   days on market $59,000 Active 465 DOM
3. 2026-06-18
   days on market $59,000 Active 463 DOM
4. 2026-06-17
   days on market $59,000 Active 462 DOM
5. 2026-06-16
   days on market $59,000 Active 461 DOM
6. 2026-06-15
   days on market $59,000 Active 460 DOM
7. 2026-06-13
   days on market $59,000 Active 458 DOM
8. 2026-06-12
   days on market $59,000 Active 457 DOM
9. 2026-06-09
   days on market $59,000 Active 454 DOM
10. 2026-06-08
    days on market $59,000 Active 453 DOM
11. 2026-06-07
    days on market $59,000 Active 452 DOM
12. 2026-06-07
    days on market $59,000 Active 451 DOM
13. 2026-06-04
    days on market $59,000 Active 448 DOM
14. 2026-06-02
    days on market $59,000 Active 447 DOM
15. 2026-06-01
    days on market $59,000 Active 446 DOM
16. 2026-05-31
    days on market $59,000 Active 445 DOM
17. 2026-05-31
    days on market $59,000 Active 444 DOM
18. 2025-04-29
    price $59,000 40-char remark

    Show marketing remark (40 chars)

    Square footage of lot and house per PVA.

19. 2025-03-12
    listed $64,900 Active 40-char remark

    Show marketing remark (40 chars)

    Square footage of lot and house per PVA.

20. 2021-01-19
    soldstatus $280,000
21. 1995-12-11
    soldstatus $6,500

ⓘ 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: $222 · $19/mo
• Projected year-2 tax: $507 · $42/mo
• Expected delta: +$285/yr (+$24/mo · 128.4%)

ⓘ 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 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,156
• − Mortgage interest: −$3,305
• − Property taxes: −$222
• − Insurance: −$295
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$1,716
• Taxable income: $3,832
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,663/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: Ashland Independent
• NCES district ID: 2100150
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $36,579
• Composite: 31.51/100
• National rank: #5971
• State rank: #49 of 165 in KY

Livability — Ashland

• Score: 64/100
• State rank: #304
• US rank: #14462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, KY
• City population: 19,331
• 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

+807.7% since first listed

4 events — show timeline

• 2025-04-29 Price Changed $59,000 AABOR
• 2025-03-12 Listed $64,900 AABOR
• 2021-01-19 Sold (Public Records) $280,000 Public Records
• 1995-12-11 Sold (Public Records) $6,500 Public Records

Property tax history

+14.1%/yr

Latest (2025): $222 · -1.0% YoY. Source: county tax records.