3120 Oakland Ave · Catlettsburg, KY 41129

$19,900

3 bd · 1.0 ba · 1,554 sqft · SingleFamily public records · 81 Days on market

Built 1905 4,428 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

If you are looking for a project this home is waiting- flip today, home needs updates, located near downtown Catlettsburg. “The seller does not accept blind offers or escalation clauses. ”

Key facts

• 4,428 sq ft lot
• Built 1905
• Listed 81 days

Property features AI

Finance

• Other: Level lot and topography; Lot dimensions approximately 36 x 123; Directions: US 23 to 34th Street, left onto Oakland Ave.

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Block foundation; Composition roof; Built above grade finished area of 1,554
• Exterior features: Front porch

Interior

• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom
• Interior features: Master bedroom on the main floor; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 53.6% 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: schools D-, amenities F, commute 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.
• 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 $752 of equity ($138 loan paydown + $614 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 5.95% ✓
• Cap rate: 53.64%
• Cash-on-cash: 169.09%
• DSCR: 8.52
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $149,184
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3177 Oakland Avenue Ave	0.18mi	3/2.0	1,456 (-6%)	4mo	$140,000	$96	74
3227 Oakland Ave Ave	0.25mi	3/2.0	1,568 (+1%)	12mo	$40,000	$26	73
416 34th St	0.48mi	2/1.0 (-1)	1,491 (-4%)	1mo	$78,500	$53	65
3616 Lark St	0.69mi	3/1.0	1,648 (+6%)	2mo	$75,500	$46	56
306 W 2nd St	0.70mi	3/2.5	1,512 (-3%)	1mo	$232,500	$154	56
707 2nd Street East St	0.75mi	3/2.0	1,320 (-15%)	2mo	$228,000	$173	34

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: —
• Equity multiple: 10.43×
• Total profit: $52,520
• Equity at exit: $9,044

10-year hold

• IRR: —
• Equity multiple: 21.96×
• Total profit: $116,812
• Equity at exit: $14,013

Cash invested: $5,572 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $785

Break-even live

Break-even rent $191

Max offer price $19,900

Occupancy floor 29%

Sensitivity live

Price	-10% $796	-5% $791	+0% $785	+5% $780	+10% $774
Rent	-10% $692	-5% $738	+0% $785	+5% $832	+10% $879
Rate	-1.0pp $795	-0.5pp $790	base $785	+0.5pp $780	+1.0pp $775

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $19,900 Active 81 DOM
2. 2026-06-21
   days on market $19,900 Active 80 DOM
3. 2026-06-18
   days on market $19,900 Active 78 DOM
4. 2026-06-17
   days on market $19,900 Active 77 DOM
5. 2026-06-16
   days on market $19,900 Active 76 DOM
6. 2026-06-15
   days on market $19,900 Active 75 DOM
7. 2026-06-13
   days on market $19,900 Active 73 DOM
8. 2026-06-12
   days on market $19,900 Active 72 DOM
9. 2026-06-08
   days on market $19,900 Active 68 DOM
10. 2026-06-07
    days on market $19,900 Active 67 DOM
11. 2026-06-07
    pricedays on market $19,900 Active 66 DOM
12. 2026-06-04
    days on market $21,850 Active 63 DOM
13. 2026-06-02
    days on market $21,850 Active 62 DOM
14. 2026-06-01
    days on market $21,850 Active 61 DOM
15. 2026-05-31
    days on market $21,850 Active 60 DOM
16. 2026-05-31
    days on market $21,850 Active 59 DOM
17. 2026-05-01
    price $21,850
18. 2026-04-21
    status Active
19. 2026-03-31
    listed $23,000 Active
20. 2008-05-02
    soldstatus $28,500
21. 1989-10-03
    soldstatus $15,000
22. 1989-06-20
    soldstatus $15,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $457 · $38/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 6/10 Major FEMA zone X · 95% 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: $14,216
• − Mortgage interest: −$1,115
• − Property taxes: −$457
• − Insurance: −$100
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$579
• Taxable income: $9,691
• Est. tax owed @ 24.0%: −$2,326
• After-tax cash flow: $7,096/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

+45.7% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $21,850 AABOR
• 2026-04-21 Relisted — AABOR
• 2026-03-31 Listed $23,000 AABOR
• 2008-05-02 Sold (Public Records) $28,500 Public Records
• 1989-10-03 Sold (Public Records) $15,000 Public Records
• 1989-06-20 Sold (Public Records) $15,000 Public Records

Property tax history

+53.3%/yr

Latest (2025): $457 · +813.4% YoY. Source: county tax records.