456 29th St · Ashland, KY 41101

$74,900

3 bd · 1.0 ba · 1,592 sqft · Other · 135 Days on market

Built 1925 4,500 sqft lot

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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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and first time home owners. Welcome to this inviting 3 bedroom 1 bath home that blends classic charm and everyday functionality. From the welcoming covered front porch to the spacious interior, this property offers comfortable living with room to make it your own. You will find generously sized living spaces with abundant natural light, hardwood and laminate flooring. You will love the distinctive architectural details that add warmth and character. The kitchen offers ample cabinetry, workspace and room for dining making it ideal for daily living and entertaining. The home provides 3 comfortably sized bedrooms and a full bath providing flexibility for a primary residence, guests or a home office setup. 2 cozy living areas add additional space for relaxing or hosting.

Key facts

• 4,500 sq ft lot
• Built 1925
• Listed 135 days

Property features AI

Finance

• Other: Directions: From Winchester turn onto 29th Street. Home is on the left.

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Vinyl siding; Metal roof; Built above grade finished area approximately 1,592
• Exterior features: Porch; Level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Electric range; Refrigerator; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.4% 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: 100 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 $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $22k; list at $75k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1925 — 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. 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: 1.56% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.31%
• DSCR: 2.21
• GRM: 5.4

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $18,230
• Equity at exit: $11,168

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $54,902
• Equity at exit: $6,476

Cash invested: $20,972 (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: 100
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $477

Break-even live

Break-even rent $563

Max offer price $74,900

Occupancy floor 54%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $74,900 Active 135 DOM
2. 2026-06-17
   days on market $74,900 Active 134 DOM
3. 2026-06-16
   days on market $74,900 Active 133 DOM
4. 2026-06-15
   days on market $74,900 Active 132 DOM
5. 2026-06-13
   days on market $74,900 Active 130 DOM
6. 2026-06-12
   days on market $74,900 Active 129 DOM
7. 2026-06-09
   days on market $74,900 Active 126 DOM
8. 2026-06-08
   days on market $74,900 Active 125 DOM
9. 2026-06-07
   days on market $74,900 Active 124 DOM
10. 2026-06-07
    days on market $74,900 Active 123 DOM
11. 2026-06-04
    days on market $74,900 Active 120 DOM
12. 2026-06-02
    days on market $74,900 Active 119 DOM
13. 2026-06-01
    days on market $74,900 Active 118 DOM
14. 2026-05-31
    days on market $74,900 Active 117 DOM
15. 2026-05-31
    days on market $74,900 Active 116 DOM
16. 2026-04-14
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Attention investors and first time home owners. Welcome to this inviting 3 bedroom 1 bath home that blends classic charm and everyday functionality. From the welcoming covered front porch to the spacious interior, this property offers comfortable living with room to make it your own. You will find generously sized living spaces with abundant natural light, hardwood and laminate flooring. You will love the distinctive architectural details that add warmth and character. The kitchen offers ample cabinetry, workspace and room for dining making it ideal for daily living and entertaining. The home provides 3 comfortably sized bedrooms and a full bath providing flexibility for a primary residence, guests or a home office setup. 2 cozy living areas add additional space for relaxing or hosting.

17. 2026-04-14
    historical Active Under Contract

    Show marketing remark (797 chars)

    Attention investors and first time home owners. Welcome to this inviting 3 bedroom 1 bath home that blends classic charm and everyday functionality. From the welcoming covered front porch to the spacious interior, this property offers comfortable living with room to make it your own. You will find generously sized living spaces with abundant natural light, hardwood and laminate flooring. You will love the distinctive architectural details that add warmth and character. The kitchen offers ample cabinetry, workspace and room for dining making it ideal for daily living and entertaining. The home provides 3 comfortably sized bedrooms and a full bath providing flexibility for a primary residence, guests or a home office setup. 2 cozy living areas add additional space for relaxing or hosting.

18. 2026-02-03
    listed $74,900 Active

    Show marketing remark (797 chars)

    Attention investors and first time home owners. Welcome to this inviting 3 bedroom 1 bath home that blends classic charm and everyday functionality. From the welcoming covered front porch to the spacious interior, this property offers comfortable living with room to make it your own. You will find generously sized living spaces with abundant natural light, hardwood and laminate flooring. You will love the distinctive architectural details that add warmth and character. The kitchen offers ample cabinetry, workspace and room for dining making it ideal for daily living and entertaining. The home provides 3 comfortably sized bedrooms and a full bath providing flexibility for a primary residence, guests or a home office setup. 2 cozy living areas add additional space for relaxing or hosting.

19. 2026-02-03
    listed $74,900 Active 797-char remark

    Show marketing remark (797 chars)

    Attention investors and first time home owners. Welcome to this inviting 3 bedroom 1 bath home that blends classic charm and everyday functionality. From the welcoming covered front porch to the spacious interior, this property offers comfortable living with room to make it your own. You will find generously sized living spaces with abundant natural light, hardwood and laminate flooring. You will love the distinctive architectural details that add warmth and character. The kitchen offers ample cabinetry, workspace and room for dining making it ideal for daily living and entertaining. The home provides 3 comfortably sized bedrooms and a full bath providing flexibility for a primary residence, guests or a home office setup. 2 cozy living areas add additional space for relaxing or hosting.

20. 2016-02-17
    soldstatus $21,600 239-char remark

    Show marketing remark (239 chars)

    Investors or first time home buyer. Very clean 3 BR, 2 BA home. Needs updated, but could occupy immediately. Comes totally furnished with all furniture and appliances. Close to restaurants and bus routes. Priced to sell! Sq. ft. is approx.

21. 2015-12-10
    listed $24,000 239-char remark

    Show marketing remark (239 chars)

    Investors or first time home buyer. Very clean 3 BR, 2 BA home. Needs updated, but could occupy immediately. Comes totally furnished with all furniture and appliances. Close to restaurants and bus routes. Priced to sell! Sq. ft. is approx.

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$399/yr (+$33/mo · 162.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,000
• − Mortgage interest: −$4,196
• − Property taxes: −$245
• − Insurance: −$374
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,179
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,583/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

+212.1% since first listed

6 events — show timeline

• 2026-04-14 Pending — HBRMLS
• 2026-04-14 Contingent — AABOR
• 2026-02-03 Listed $74,900 AABOR
• 2026-02-03 Listed $74,900 HBRMLS
• 2016-02-17 Sold (MLS) $21,600 AABOR
• 2015-12-10 Listed $24,000 AABOR

Property tax history

+6.5%/yr

Latest (2025): $245 · +39.6% YoY. Source: county tax records.