2501 Penix Street WW St · Westwood, KY 41102

$65,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 14 Days on market

Built 1940 6,098 sqft lot Est $110k · 41% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Opportunity awaits with this Westwood fixer-upper situated on a corner lot with a deep backyard offering additional parking potential, outdoor enjoyment space, or room for future improvements. Whether you're looking for your next rental property, investment opportunity, or a home to renovate and make your own, this property offers plenty of possibilities. Step inside to find a living room that flows into the kitchen, creating a functional layout for everyday living. An additional versatile room offers flexibility to be used as a dining room, home office, den, or extra living space depending on your needs. The home features two traditional bedrooms, plus a larger room that has previously bee

Key facts

• Fireplace feature
• Flexible room
• Deep backyard

Tags

• CORNER LOT
• DEEP BACKYARD
• ADDITIONAL PARKING POTENTIAL
• OUTDOOR ENJOYMENT SPACE
• FLEXIBLE ROOM
• FIREPLACE FEATURE

Property features AI

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Composition roof
• Construction: Vinyl siding; Block foundation; Above-grade finished area approximately 983
• Exterior features: Porch; Level to rolling topography; Lot approximately 45 x 132 (0.14 acres)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Partial, unfinished basement with walk-out access; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 16.1% 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: 69 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

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $28k; list at $65k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.20%
• DSCR: 2.57
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $109,620
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Lee St	0.18mi	2/1.0	1,046 (+0%)	10mo	$80,000	$76	82
502 Virginia Street St	0.11mi	2/1.0	1,040 (-0%)	21mo	$18,000	$17	76
620 Westview Dr	0.15mi	3/1.0 (+1)	950 (-9%)	9mo	$145,000	$153	65
624 Wheatley Rd	0.54mi	2/1.0	960 (-8%)	4mo	$153,500	$160	58
301 Brewer Road Rd	0.24mi	1/1.0 (-1)	986 (-6%)	21mo	$68,200	$69	57
2004 Main St. St	0.40mi	3/1.0 (+1)	1,150 (+10%)	10mo	$133,775	$116	51
622 Westview Dr	0.16mi	3/2.0 (+1)	1,200 (+15%)	9mo	$162,000	$135	51
406.5 Berry Avenue Ave	0.39mi	2/2.0	952 (-9%)	21mo	$39,000	$41	46
433 Cabell St	0.59mi	2/1.0	906 (-13%)	9mo	$95,400	$105	43
502 Ellington Court Ct	0.66mi	3/2.0 (+1)	1,120 (+7%)	10mo	$110,900	$99	40

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

Projected returns pro-forma

3.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 3.49×
• Total profit: $45,267
• Equity at exit: $32,880

10-year hold

• IRR: 41.3%
• Equity multiple: 7.01×
• Total profit: $109,430
• Equity at exit: $53,718

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 41102

• Home prices YoY: 1.4%
• Active inventory: 69
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $534

Break-even live

Break-even rent $529

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $571	-5% $552	+0% $534	+5% $515	+10% $497
Rent	-10% $439	-5% $486	+0% $534	+5% $581	+10% $629
Rate	-1.0pp $567	-0.5pp $550	base $534	+0.5pp $517	+1.0pp $500

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: —

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	1.15mi

Listing history 11 events

1. 2026-06-21
   days on market $65,000 Active 14 DOM
2. 2026-06-18
   days on market $65,000 Active 12 DOM
3. 2026-06-17
   days on market $65,000 Active 11 DOM
4. 2026-06-16
   days on market $65,000 Active 10 DOM
5. 2026-06-15
   days on market $65,000 Active 9 DOM
6. 2026-06-13
   days on market $65,000 Active 7 DOM
7. 2026-06-12
   days on market $65,000 Active 6 DOM
8. 2026-06-09
   days on market $65,000 Active 3 DOM
9. 2026-06-08
   days on market $65,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $65,000 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: $601 · $50/mo
• Projected year-2 tax: $601 · $50/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: $14,460
• − Mortgage interest: −$3,641
• − Property taxes: −$601
• − Insurance: −$325
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,891
• Taxable income: $5,688
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $5,041/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): 20,779

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Italian 3% Slovak 1%
• Foreign-born: 1% · 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: ▲ 3.98%
• Current HPI: 299.41
• 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

+132.1% since first listed

9 events — show timeline

• 2026-06-06 Listed $65,000 AABOR
• 2022-11-11 Price Changed $59,500 AABOR
• 2022-10-17 Listing Removed — ImagineMLS
• 2022-10-13 Relisted — AABOR
• 2022-10-01 Listed $64,500 ImagineMLS
• 2022-09-23 Price Changed $64,500 AABOR
• 2022-08-31 Price Changed $69,500 AABOR
• 2022-07-01 Listed $74,500 AABOR
• 1993-03-12 Sold (Public Records) $28,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $601 · -0.4% YoY. Source: county tax records.