1201 Gallaher Dr · Ashland, KY 41101

$29,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 2 Days on market

Built 1948 1.01 ac 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

5 room home with outbldg and garage/workshop on large lot.

Key facts

• Garage
• Large lot
• Workshop

Tags

• OUTBLDG
• GARAGE
• WORKSHOP
• LARGE LOT

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Block foundation
• Exterior features: Rolling lot/terrain; Rolling slope lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Space heater
• Interior features: Master bedroom on the main floor; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 35.6% vs local median 5.2% 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1948 — 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: 3.91% ✓
• Cap rate: 35.59%
• Cash-on-cash: 104.63%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $165,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Grandview Dr	0.16mi	2/2.0	1,400 (+6%)	2mo	$82,500	$59	76
824 Gartrell Street St	0.36mi	3/1.5 (+1)	1,212 (-8%)	1mo	$151,000	$125	62
4448 Sherwood Dr	0.36mi	2/2.0	1,430 (+8%)	6mo	$175,000	$122	60
4200 Mound Street St	0.45mi	3/1.0 (+1)	1,240 (-6%)	6mo	$160,000	$129	60
4320 Gartin Ave	0.41mi	3/1.0 (+1)	1,404 (+6%)	8mo	$90,000	$64	59
4019 Ferguson Dr	0.57mi	3/2.0 (+1)	1,336 (+1%)	8mo	$192,000	$144	56
425 Lotus St St	0.67mi	3/2.0 (+1)	1,348 (+2%)	0mo	$185,000	$137	56
4320 Mindy Jane Drive Dr	0.60mi	1/2.0 (-1)	1,234 (-6%)	1mo	$162,000	$131	51
3911 Duke Street St	0.62mi	3/2.0 (+1)	1,426 (+8%)	1mo	$187,500	$131	48
650 Gartrell Street St	0.39mi	3/2.5 (+1)	1,456 (+10%)	7mo	$149,900	$103	48
5516 Woodland Terrace Ct	0.62mi	3/2.0 (+1)	1,430 (+8%)	3mo	$158,500	$111	46
3861 Cactus Street St	0.72mi	3/2.0 (+1)	1,496 (+13%)	1mo	$130,000	$87	35

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: —
• Equity multiple: 5.98×
• Total profit: $41,657
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 12.49×
• Total profit: $96,178
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $730

Break-even live

Break-even rent $244

Max offer price $29,900

Occupancy floor 32%

Sensitivity live

Price	-10% $747	-5% $738	+0% $730	+5% $722	+10% $713
Rent	-10% $638	-5% $684	+0% $730	+5% $776	+10% $822
Rate	-1.0pp $745	-0.5pp $738	base $730	+0.5pp $722	+1.0pp $714

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $29,900 Active

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $280 · $23/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 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: $14,013
• − Mortgage interest: −$1,675
• − Property taxes: −$280
• − Insurance: −$150
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$870
• Taxable income: $8,797
• Est. tax owed @ 24.0%: −$2,111
• After-tax cash flow: $6,648/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

2 events — show timeline

• 2026-05-21 Pending — AABOR
• 2026-05-19 Listed $29,900 AABOR

Property tax history

+44.1%/yr

Latest (2025): $280 · -1.1% YoY. Source: county tax records.