3013 Simpson Rd · Ashland, KY 41101

$109,900

3 bd · 1.5 ba · 1,172 sqft · SingleFamily · 50 Days on market

Built 1925 8,712 sqft lot $94/sqft · 35% above area Est $81k · 35% 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly remodeled 3 bedroom, 1 bath home blends modern updates with a functional layout featuring two bedrooms on the main level and an open loft bedroom upstairs. Recent renovations include updated plumbing and electric, new vinyl siding, and luxury vinyl plank flooring on the main level for a clean, durable finish. The kitchen offers brand new cabinetry, while the bathroom has been fully updated with new fixtures for a fresh, contemporary feel. A covered front porch provides a welcoming outdoor space to relax and unwind. Conveniently located close to shopping, dining, schools, and local amenities, this move-in ready home is an excellent option for buyers seeking modern upgrades and everyday convenience.

Key facts

• Remodeled
• Updated electric
• New cabinetry

Tags

• REMODELED
• UPDATED PLUMBING
• UPDATED ELECTRIC
• NEW VINYL SIDING
• LUXURY VINYL PLANK FLOORING
• NEW CABINETRY

Property features AI

Finance

• Other: Lot size about 0.2 acres (8,712 sq ft); Subdivision: Downtown; County: Boyd; Public records lot size

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer available; Water available
• Home design: House; One and one-half stories
• Construction: Vinyl siding; Block foundation; Metal roof; Built area approximately 1,172
• Exterior features: Neighborhood view; Not on waterfront

Interior

• Kitchen: Kitchen includes dishwasher, microwave, refrigerator, range
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling; Heat pump
• Interior features: Dishwasher, Microwave, Refrigerator, Range; Wood flooring; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Oakview Elementary School (math 42% / reading 42%, grade F, #178 of 676 statewide, top 29%, 293 students, 73% FRL); Ashland Middle School (math 29% / reading 45%, grade F, #80 of 217 statewide, top 41%, 687 students, 63% FRL); Paul G. Blazer High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 893 students, 54% FRL).
• 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 $760 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $110k implies a 402% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $81,290
• List price: $109,900
• Delta: 35.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4028 Hart Street St	0.24mi	3/1.0	1,180 (+1%)	7mo	$142,000	$120	79
2840 Carter Ave	0.47mi	2/1.5 (-1)	1,176 (+0%)	1mo	$72,000	$61	72
3230 Bath Ave. Ave	0.38mi	3/1.0	1,106 (-6%)	1mo	$62,500	$57	70
2713 Herman St	0.38mi	2/1.0 (-1)	1,121 (-4%)	9mo	$119,000	$106	60
3836 Logan St	0.72mi	3/1.0	1,150 (-2%)	3mo	$68,500	$60	59
825 Alexander Place Pl	0.27mi	3/2.0	1,320 (+13%)	8mo	$145,000	$110	58
4162 Hart Street St	0.37mi	3/1.0	1,300 (+11%)	10mo	$21,600	$17	54
362 Ringo St	0.46mi	2/1.5 (-1)	1,308 (+12%)	2mo	$160,000	$122	52
1620 Spring Park	0.53mi	3/2.0	1,344 (+15%)	1mo	$219,000	$163	48
3259 Short Street St	0.34mi	3/2.0	1,343 (+15%)	12mo	$182,000	$136	48
2805 Hampton St	0.59mi	3/1.0	1,344 (+15%)	4mo	$116,000	$86	42
3128 Carter Ave Ave	0.45mi	2/1.0 (-1)	1,022 (-13%)	12mo	$60,000	$59	41

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,975
• Equity at exit: $16,386

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $18,531
• Equity at exit: $9,502

Cash invested: $30,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $249

Break-even live

Break-even rent $824

Max offer price $109,900

Occupancy floor 73%

Sensitivity live

Price	-10% $312	-5% $280	+0% $249	+5% $218	+10% $187
Rent	-10% $159	-5% $204	+0% $249	+5% $294	+10% $339
Rate	-1.0pp $305	-0.5pp $277	base $249	+0.5pp $221	+1.0pp $192

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $109,900 Active 50 DOM
2. 2026-06-18
   days on market $109,900 Active 48 DOM
3. 2026-06-17
   days on market $109,900 Active 47 DOM
4. 2026-06-16
   days on market $109,900 Active 46 DOM
5. 2026-06-15
   days on market $109,900 Active 45 DOM
6. 2026-06-13
   days on market $109,900 Active 43 DOM
7. 2026-06-12
   days on market $109,900 Active 42 DOM
8. 2026-06-09
   days on market $109,900 Active 39 DOM
9. 2026-06-08
   days on market $109,900 Active 38 DOM
10. 2026-06-07
    days on market $109,900 Active 37 DOM
11. 2026-06-07
    days on market $109,900 Active 36 DOM
12. 2026-06-04
    days on market $109,900 Active 33 DOM
13. 2026-06-02
    days on market $109,900 Active 32 DOM
14. 2026-06-01
    days on market $109,900 Active 31 DOM
15. 2026-05-31
    days on market $109,900 Active 30 DOM
16. 2026-05-31
    days on market $109,900 Active 29 DOM
17. 2026-05-01
    listed $119,900 Active 717-char remark

    Show marketing remark (717 chars)

    This newly remodeled 3 bedroom, 1 bath home blends modern updates with a functional layout featuring two bedrooms on the main level and an open loft bedroom upstairs. Recent renovations include updated plumbing and electric, new vinyl siding, and luxury vinyl plank flooring on the main level for a clean, durable finish. The kitchen offers brand new cabinetry, while the bathroom has been fully updated with new fixtures for a fresh, contemporary feel. A covered front porch provides a welcoming outdoor space to relax and unwind. Conveniently located close to shopping, dining, schools, and local amenities, this move-in ready home is an excellent option for buyers seeking modern upgrades and everyday convenience.

18. 2026-05-01
    listed $119,900 Active 718-char remark

    Show marketing remark (717 chars)

    This newly remodeled 3 bedroom, 1 bath home blends modern updates with a functional layout featuring two bedrooms on the main level and an open loft bedroom upstairs. Recent renovations include updated plumbing and electric, new vinyl siding, and luxury vinyl plank flooring on the main level for a clean, durable finish. The kitchen offers brand new cabinetry, while the bathroom has been fully updated with new fixtures for a fresh, contemporary feel. A covered front porch provides a welcoming outdoor space to relax and unwind. Conveniently located close to shopping, dining, schools, and local amenities, this move-in ready home is an excellent option for buyers seeking modern upgrades and everyday convenience.

19. 2025-09-04
    historical
20. 2025-07-18
    price $55,000
21. 2025-07-18
    price $55,000
22. 2025-06-15
    listed $65,000 Active
23. 2025-06-15
    listed $65,000 Active
24. 2024-02-23
    soldstatus $21,900 Closed
25. 2024-02-12
    historical Active Under Contract
26. 2024-02-03
    price $22,900
27. 2024-01-28
    listed $29,900 Active
28. 2012-01-04
    soldstatus $9,500
29. 2002-02-05
    soldstatus $16,000
30. 2001-06-22
    soldstatus $15,000
31. 1999-08-04
    soldstatus $21,900
32. 1990-03-14
    soldstatus $12,500

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$595/yr (+$50/mo · 169.9%)

ⓘ 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: $13,681
• − Mortgage interest: −$6,156
• − Property taxes: −$350
• − Insurance: −$550
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,197
• Taxable income: $1,239
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,695/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

+779.2% since first listed

18 events — show timeline

• 2026-05-26 Price Changed $109,900 AABOR
• 2026-05-26 Price Changed $109,900 ImagineMLS
• 2026-05-01 Listed $119,900 ImagineMLS
• 2026-05-01 Listed $119,900 AABOR
• 2025-09-04 Listing Removed — ImagineMLS
• 2025-07-18 Price Changed $55,000 ImagineMLS
• 2025-07-18 Price Changed $55,000 AABOR
• 2025-06-15 Listed $65,000 AABOR
• 2025-06-15 Listed $65,000 ImagineMLS
• 2024-02-23 Sold (MLS) $21,900 AABOR
• 2024-02-12 Contingent — AABOR
• 2024-02-03 Price Changed $22,900 AABOR
• 2024-01-28 Listed $29,900 AABOR
• 2012-01-04 Sold (Public Records) $9,500 Public Records
• 2002-02-05 Sold (Public Records) $16,000 Public Records
• 2001-06-22 Sold (Public Records) $15,000 Public Records
• 1999-08-04 Sold (Public Records) $21,900 Public Records
• 1990-03-14 Sold (Public Records) $12,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $350 · +144.7% YoY. Source: county tax records.