1450 Center St · Catlettsburg, KY 41129

$85,000

2 bd · 1.5 ba · 980 sqft · SingleFamily public records · 10 Days on market

3,000 sqft lot Est $61k · 40% over

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Why this score? — see what drove the C- 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 +23.9/30.0
• DSCR +7.7/10.0
• Appreciation +6.5/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great Investment Opportunity on US-23! Welcome to 1415 Center Street — a well-maintained 2-bedroom, 1-bath home ideally located right on US-23 with easy access to I-64, making it a prime spot for commuters or rental investors. Currently being rented at 850/m. Just minutes from downtown Catlettsburg and only 10 minutes to local hospitals in Ashland, this home offers both convenience and comfort. Featuring vinyl siding for low-maintenance living, tall ceilings that enhance the sense of space, and central (gas)heat and air for year-round comfort, this property is move-in ready. Currently used as a rental property, it is occupied under a 12-month lease, providing immediate income potential for investors. With its strategic location, solid features, and strong rental history, this property won’t last long. Schedule your showing today!

Key facts

• 3,000 sq ft lot
• Listed 10 days

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: 980 above-grade finished area
• Exterior features: Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Electric range; Refrigerator; Central air conditioning; Forced air heating; Seven total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $85k).
• Cap rate 8.6% vs local median 5.4% in Catlettsburg — 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 68/100 on livability (#187 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Boyd County (suburban): math 20% / reading 37% proficiency, ranked #115 of 165 in KY (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Catlettsburg Elementary School (math 12% / reading 27%, grade F, #572 of 676 statewide, top 88%, 209 students, 80% FRL); Boyd County Middle School (math 18% / reading 39%, grade F, #161 of 217 statewide, top 75%, 620 students, 55% FRL); Boyd County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 911 students, 52% FRL) — zoned schools average 62% FRL vs 45% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 48 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 $3k of equity ($588 loan paydown + $3k appreciation (3.1% 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 (3.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $59k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.03% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $60,760
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1450 Center St	0.00mi	2/1.0	980 (0%)	9mo	$59,000	$60	90
318 Wadkins St	0.45mi	2/1.0	1,002 (+2%)	2mo	$40,000	$40	72
906 Honeysuckle Ln	0.64mi	3/1.0 (+1)	984 (+0%)	10mo	$87,500	$89	54
1254 Mitchell St	0.43mi	2/1.0	885 (-10%)	24mo	$55,000	$62	42
25 Pvt DR 2822	0.53mi	3/1.0 (+1)	1,112 (+14%)	13mo	$165,000	$148	35

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

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.71×
• Total profit: $16,939
• Equity at exit: $38,631

10-year hold

• IRR: 14.4%
• Equity multiple: 3.14×
• Total profit: $51,039
• Equity at exit: $59,856

Cash invested: $23,800 (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 41129

• Home prices YoY: 1.2%
• Active inventory: 48
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $878 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $99

Break-even live

Break-even rent $752

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $147	-5% $123	+0% $99	+5% $75	+10% $51
Rent	-10% $30	-5% $64	+0% $99	+5% $134	+10% $168
Rate	-1.0pp $142	-0.5pp $120	base $99	+0.5pp $77	+1.0pp $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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $85,000 Active 10 DOM
2. 2026-06-21
   days on market $85,000 Active 9 DOM
3. 2026-06-21
   days on market $85,000 Active 8 DOM
4. 2026-06-18
   days on market $85,000 Active 6 DOM
5. 2026-06-17
   days on market $85,000 Active 5 DOM
6. 2026-06-16
   days on market $85,000 Active 4 DOM
7. 2026-06-15
   days on market $85,000 Active 3 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $85,000 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: $562 · $47/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$169/yr (+$14/mo · 30.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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 100% 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: $10,531
• − Mortgage interest: −$4,761
• − Property taxes: −$562
• − Insurance: −$1,222
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,473
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,228/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: Boyd County
• NCES district ID: 2100620
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -17.00%
• Median HH income: $47,479
• Composite: 24.65/100
• National rank: #7625
• State rank: #115 of 165 in KY

Livability — Catlettsburg

• Score: 68/100
• State rank: #187
• US rank: #9459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catlettsburg, KY
• Population (ZIP): 8,417

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0% · 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: ▲ 3.09%
• Current HPI: 265.4897
• 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

+143.6% since first listed

12 events — show timeline

• 2026-06-11 Listed $85,000 AABOR
• 2025-10-03 Sold (Public Records) $59,000 Public Records
• 2025-09-12 Sold (MLS) $59,000 AABOR
• 2025-08-27 Contingent — AABOR
• 2025-08-27 Pending — AABOR
• 2025-08-04 Contingent — AABOR
• 2025-05-21 Listed $59,000 AABOR
• 2018-12-27 Sold (Public Records) $27,000 Public Records
• 2018-12-26 Sold (MLS) $27,000 AABOR
• 2018-05-09 Listed $32,900 AABOR
• 2001-08-22 Sold (Public Records) $24,000 Public Records
• 2001-06-04 Sold (Public Records) $34,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $562 · -0.8% YoY. Source: county tax records.