3314 Woodlawn Ave · Ashland, KY 41102

$155,900

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 28 Days on market

9,600 sqft lot $136/sqft · 51% above area Est $187k · 16% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +14.9/15.0
• Cash flow +10.5/30.0
• Appreciation +7.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

Quaint home just made for convenience. Inside or outside, the home is perfect for the family that needs economy and location. The main living floor is of three bedrooms, bath, large living room, kitchen and separate dining room. ALSO, there is a screened patio of great size ideal for morning or evening relaxing while you watch the youngsters in the yard. ALSO, there is a full basement partitioned into a family room with fireplace, small and very useful kitchenette, full bathroom and a laundry room/storage area with closeting. Piddlin' time is easily found in the oversized garage/workshop with pull-down attic access. A large storage building rounds out this home. ALSO, your location is adjac

Key facts

• 9,600 sq ft lot
• 2 garage spots
• Listed 28 days

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame and brick veneer construction; Composition roof; Block foundation; Built above and below grade finished living areas
• Exterior features: Patio; Screened porch; Shed(s); Level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Master downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Master bedroom on the main level; Wood-burning fireplace; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-79 ($-944/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (31.7% below list).
• Recommended offer: $107k (31.7% below list) — sets the bar for 1% rule.

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: 65 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 $7k of equity ($1k loan paydown + $6k 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 $44k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,532 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 12.2

CMA / ARV

• ARV (median comp): $186,550
• List price: $155,900
• Delta: -16.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 May St	0.24mi	3/1.5	1,220 (+7%)	2mo	$70,000	$57	76
3623 S 29th St	0.26mi	3/2.0	1,165 (+2%)	10mo	$189,900	$163	74
2128 Mantz St	0.60mi	3/1.5	1,176 (+3%)	3mo	$85,575	$73	65
2427 Garfield Avenue Ave	0.45mi	2/1.0 (-1)	1,104 (-4%)	1mo	$134,900	$122	65
2410 Roosevelt Avenue Ave	0.52mi	3/1.5	1,021 (-11%)	2mo	$145,000	$142	56
2915 Carr Street St	0.39mi	3/1.0	1,028 (-10%)	12mo	$135,000	$131	52
2116 Coburn Avenue Ave	0.66mi	2/1.0 (-1)	1,081 (-6%)	2mo	$169,000	$156	51
2320 Harrod St	0.41mi	4/1.5 (+1)	1,265 (+11%)	11mo	$170,000	$134	50
2324 Sellars St	0.73mi	3/1.5	1,097 (-4%)	12mo	$130,000	$119	49
2410 Cleveland St	0.70mi	2/1.0 (-1)	1,093 (-4%)	6mo	$40,000	$37	48
2610 S 29th St. St	0.70mi	2/1.5 (-1)	1,208 (+6%)	7mo	$140,000	$116	47
2616 Monroe St	0.72mi	2/2.0 (-1)	1,200 (+5%)	5mo	$81,500	$68	47

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: 8.3%
• Equity multiple: 1.50×
• Total profit: $21,928
• Equity at exit: $78,862

10-year hold

• IRR: 10.4%
• Equity multiple: 2.72×
• Total profit: $75,233
• Equity at exit: $128,842

Cash invested: $43,652 (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: 65
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-79

Break-even live

Break-even rent $1,165

Max offer price $142,006

Occupancy floor —

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   statusdays on market $155,900 Pending 28 DOM
2. 2026-06-02
   days on market $155,900 Active 27 DOM
3. 2026-06-01
   days on market $155,900 Active 26 DOM
4. 2026-05-31
   days on market $155,900 Active 25 DOM
5. 2026-05-31
   days on market $155,900 Active 24 DOM
6. 2026-05-06
   listed $155,900 Active 863-char remark

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$888/yr (+$74/mo · 196.1%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,784
• − Mortgage interest: −$8,733
• − Property taxes: −$453
• − Insurance: −$780
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$4,535
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $-41/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
• 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

2 events — show timeline

• 2026-06-03 Pending — AABOR
• 2026-05-06 Listed $155,900 AABOR

Property tax history

+12.2%/yr

Latest (2025): $453 · -1.2% YoY. Source: county tax records.