141 High St · McDowell, KY 41619

$30,000

2 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 5 Days on market

Built 1942 6,970 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
• Appreciation +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Affordable fixer upper with tons of potential. This home features 3 bedrooms, 1.5 bathrooms, rear patio and a 1 car garage. Located about a mile from KY-680. This property is being sold AS-IS Where IS. Call today for an appointment to see it for yourself.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Shingle roof
• Exterior features: Porch (covered); Patio (covered)

Interior

• Kitchen: Refrigerator; Cooktop
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring
• Heating & cooling: Central air conditioning
• Interior features: Basement; Garden

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 $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 58/100 on livability (#438 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Floyd County (rural): math 13% / reading 32% proficiency, ranked #157 of 165 in KY (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Floyd Central High School (math 17% / reading 37%, grade F, #158 of 254 statewide, top 68%, 552 students, 72% FRL).
• Market conditions: 2 active listings in the ZIP; 5 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $207 of loan paydown is wiped out by about $558 of value loss. Plan a longer hold.
• Floyd County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1942 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.67% ✓
• Cap rate: 32.06%
• Cash-on-cash: 92.02%
• DSCR: 5.09
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $94,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7947 Ky Rt. 122	0.52mi	3/1.0 (+1)	1,452 (-9%)	22mo	$85,000	$59	38

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

Projected returns pro-forma

-1.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.4%
• Equity multiple: 5.48×
• Total profit: $37,651
• Equity at exit: $6,024

10-year hold

• IRR: 95.7%
• Equity multiple: 11.36×
• Total profit: $87,035
• Equity at exit: $5,337

Cash invested: $8,400 (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 41619

• Home prices YoY: -1.7%
• Active inventory: 2
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $644

Break-even live

Break-even rent $285

Max offer price $30,000

Occupancy floor 36%

Sensitivity live

Price	-10% $661	-5% $653	+0% $644	+5% $636	+10% $627
Rent	-10% $557	-5% $601	+0% $644	+5% $688	+10% $731
Rate	-1.0pp $659	-0.5pp $652	base $644	+0.5pp $636	+1.0pp $628

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-01
   status $30,000 Pending 5 DOM
2. 2026-06-01
   days on market $30,000 Active 5 DOM
3. 2026-05-31
   days on market $30,000 Active 4 DOM
4. 2026-05-31
   days on market $30,000 Active 3 DOM
5. 2026-05-27
   listed $30,000 Active
6. 2026-05-08
   status Pending
7. 2026-05-01
   historical
8. 2026-04-25
   status Active
9. 2026-04-14
   status Pending
10. 2026-04-10
    price $25,000
11. 2026-03-24
    price $30,000
12. 2026-03-16
    price $32,000
13. 2026-03-02
    price $34,900
14. 2026-02-13
    listed $44,900 Active
15. 2017-07-06
    historical
16. 2017-05-27
    listed $44,900
17. 2007-08-31
    soldstatus $98,500

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $660 · $55/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$1,680
• − Property taxes: −$660
• − Insurance: −$150
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$873
• Taxable income: $7,725
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $5,876/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: Floyd County
• NCES district ID: 2101950
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 32% ▼ -25.00%
• Median HH income: $29,638
• Composite: 17.97/100
• National rank: #8988
• State rank: #157 of 165 in KY

Livability — McDowell

• Score: 58/100
• State rank: #438
• US rank: #21540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 196
• Population (ZIP): 314

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 33,016 people
• By 2030: 30,683 · -7.1%
• By 2040: 25,378 · -23.1%
• By 2050: 21,013 · -36.4%
• By 2075: 14,361 · -56.5%
• By 2100: 10,464 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 17%
• Common ancestry: Serbian 3% Slovak 2%
• Foreign-born: 17%
• Languages at home: 83% English-only · Other Indo-European 17%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+59.2) · D 19.6% · R 78.8% · Other 1.7%
• 2008→2024 swing: -57.9pp toward R · 2008: -1.3pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+51.2 2016: R+48.3 2012: R+33.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.86%
• Current HPI: 105.6902
• 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

-69.5% since first listed

13 events — show timeline

• 2026-05-27 Listed $30,000 EKAR
• 2026-05-08 Pending — ImagineMLS
• 2026-05-01 Listing Removed — ImagineMLS
• 2026-04-25 Relisted — ImagineMLS
• 2026-04-14 Pending — ImagineMLS
• 2026-04-10 Price Changed $25,000 ImagineMLS
• 2026-03-24 Price Changed $30,000 ImagineMLS
• 2026-03-16 Price Changed $32,000 ImagineMLS
• 2026-03-02 Price Changed $34,900 ImagineMLS
• 2026-02-13 Listed $44,900 ImagineMLS
• 2017-07-06 Listing Removed — ImagineMLS
• 2017-05-27 Listed $44,900 ImagineMLS
• 2007-08-31 Sold (Public Records) $98,500 Public Records

Property tax history

-3.0%/yr

Latest (2025): $660 · -0.2% YoY. Source: county tax records.