901 Mary Sue Dr · Flatwoods, KY 41139

$140,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 40 Days on market

Built 1970 Est $142k · at est.

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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).

• Cash flow +12.1/30.0
• ARV discount +8.2/15.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

brick ranch on corner lot in desirable Russell School District. Newer rear deck and freshly stained, New handicap ramp that could easily be removed. Partial fenced rear yard. Newer flooring throughout. Update appliances remain with house. Nicely landscaped. Please call for private showing.

Key facts

• Quiet neighborhood
• Corner lot
• Built 1970

Tags

• CORNER LOT
• FULLY FENCED BACK YARD
• RUSSELL SCHOOL DISTRICT
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (20.3% below list).
• Recommended offer: $112k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Flatwoods — 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 72/100 on livability (#125 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Russell Independent (suburban): math 40% / reading 49% proficiency, ranked #22 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Russell Primary School (486 students, 53% FRL); Russell Middle School (math 37% / reading 52%, grade D, #36 of 217 statewide, top 18%, 511 students, 44% FRL); Russell High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 668 students, 42% FRL).
• Market conditions: 42 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $111,534 (20.3% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Powell Lane Ln	0.18mi	3/1.0	1,242 (-0%)	2mo	$144,500	$116	89
917 Diedrich Dr	0.05mi	3/1.0	1,152 (-8%)	1mo	$175,000	$152	84
1907 Diedrich Dr	0.11mi	3/1.5	1,352 (+8%)	6mo	$175,000	$129	74
2106 Washington St	0.22mi	3/2.0	1,340 (+7%)	3mo	$150,000	$112	71
1310 Argillite Rd	0.41mi	3/1.0	1,312 (+5%)	2mo	$140,499	$107	70
610 Lagar Street St	0.47mi	3/1.5	1,215 (-3%)	5mo	$138,000	$114	67
1600 Beth Ann Drive Dr	0.56mi	3/1.0	1,270 (+2%)	5mo	$168,000	$132	67
1907 Washington St	0.10mi	3/1.0	1,065 (-15%)	6mo	$162,400	$152	65
1919 Washington Street St	0.26mi	3/2.0	1,120 (-10%)	2mo	$115,000	$103	65
823 Cumberland Ave Ave	0.48mi	3/2.0	1,162 (-7%)	7mo	$64,500	$56	56
1215 W Collins St	0.68mi	2/1.5 (-1)	1,200 (-4%)	2mo	$118,000	$98	53
2000 Espy Ln	0.41mi	3/2.0	1,420 (+14%)	7mo	$143,000	$101	48

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-24,721
• Equity at exit: $20,874

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-24,193
• Equity at exit: $12,105

Cash invested: $39,200 (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 41139

• Home prices YoY: -6.4%
• Active inventory: 42
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-32

Break-even live

Break-even rent $1,155

Max offer price $134,402

Occupancy floor 98%

Sensitivity live

Price	-10% $48	-5% $8	+0% $-32	+5% $-71	+10% $-111
Rent	-10% $-120	-5% $-76	+0% $-32	+5% $12	+10% $56
Rate	-1.0pp $39	-0.5pp $4	base $-32	+0.5pp $-68	+1.0pp $-105

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $140,000 Active 40 DOM
2. 2026-06-21
   days on market $140,000 Active 39 DOM
3. 2026-06-18
   days on market $140,000 Active 37 DOM
4. 2026-06-17
   days on market $140,000 Active 36 DOM
5. 2026-06-16
   days on market $140,000 Active 35 DOM
6. 2026-06-15
   days on market $140,000 Active 34 DOM
7. 2026-06-13
   days on market $140,000 Active 32 DOM
8. 2026-06-12
   days on market $140,000 Active 31 DOM
9. 2026-06-09
   days on market $140,000 Active 28 DOM
10. 2026-06-08
    days on market $140,000 Active 27 DOM
11. 2026-06-07
    days on market $140,000 Active 26 DOM
12. 2026-06-07
    days on market $140,000 Active 25 DOM
13. 2026-06-04
    days on market $140,000 Active 22 DOM
14. 2026-06-02
    days on market $140,000 Active 21 DOM
15. 2026-06-01
    days on market $140,000 Active 20 DOM
16. 2026-05-31
    days on market $140,000 Active 19 DOM
17. 2026-05-31
    days on market $140,000 Active 18 DOM
18. 2026-05-12
    listed $140,000 Active 156-char remark
19. 2020-10-26
    soldstatus $89,500
20. 2020-10-19
    soldstatus $89,500 290-char remark

    Show marketing remark (290 chars)

    brick ranch on corner lot in desirable Russell School District. Newer rear deck and freshly stained, New handicap ramp that could easily be removed. Partial fenced rear yard. Newer flooring throughout. Update appliances remain with house. Nicely landscaped. Please call for private showing.

21. 2020-07-18
    listed $94,900 290-char remark

    Show marketing remark (290 chars)

    brick ranch on corner lot in desirable Russell School District. Newer rear deck and freshly stained, New handicap ramp that could easily be removed. Partial fenced rear yard. Newer flooring throughout. Update appliances remain with house. Nicely landscaped. Please call for private showing.

22. 2016-10-06
    soldstatus $60,000

    Show marketing remark (416 chars)

    Great starter home with fenced in backyard. This ranch brick is on a corner lot and from the moment you step inside you will feel at home. The eat-in kitchen has a sliding glass door to the deck, large laundry closet and pantry. There are closets galore! This is a great house at a great price! Call today for your private viewing. * Being sold “AS IS”. Will consider selling furnishings with the home. *

23. 2016-10-06
    soldstatus $60,000

    Show marketing remark (416 chars)

    Great starter home with fenced in backyard. This ranch brick is on a corner lot and from the moment you step inside you will feel at home. The eat-in kitchen has a sliding glass door to the deck, large laundry closet and pantry. There are closets galore! This is a great house at a great price! Call today for your private viewing. * Being sold “AS IS”. Will consider selling furnishings with the home. *

24. 2016-07-07
    listed $69,900

    Show marketing remark (416 chars)

    Great starter home with fenced in backyard. This ranch brick is on a corner lot and from the moment you step inside you will feel at home. The eat-in kitchen has a sliding glass door to the deck, large laundry closet and pantry. There are closets galore! This is a great house at a great price! Call today for your private viewing. * Being sold “AS IS”. Will consider selling furnishings with the home. *

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,444 · $120/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,384
• − Mortgage interest: −$7,842
• − Property taxes: −$1,444
• − Insurance: −$700
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,073
• Taxable loss: −$2,816
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $296/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: Russell Independent
• NCES district ID: 2105130
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $49,382
• Composite: 38.14/100
• National rank: #4268
• State rank: #22 of 165 in KY

Livability — Flatwoods

• Score: 72/100
• State rank: #125
• US rank: #5872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flatwoods, KY
• County: Greenup · 24,497 people
• City population: 5,527
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 8,258
• Household income: $59,550
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 4.4

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.89%
• Current HPI: 189.3977
• 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

+100.3% since first listed

7 events — show timeline

• 2026-05-12 Listed $140,000 FSBO.com
• 2020-10-26 Sold (Public Records) $89,500 Public Records
• 2020-10-19 Sold (MLS) $89,500 AABOR
• 2020-07-18 Listed $94,900 AABOR
• 2016-10-06 Sold (Public Records) $60,000 Public Records
• 2016-10-06 Sold (MLS) $60,000 AABOR
• 2016-07-07 Listed $69,900 AABOR

Property tax history

+7.6%/yr

Latest (2025): $1,444 · +2.0% YoY. Source: county tax records.