419 Mcknight St · Westwood, KY 41102

$139,000

5 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 79 Days on market

Built 1959 Est $238k · 42% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

Key facts

• 2 garage spots
• Built 1959
• Listed 79 days

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2 stories; Entry level: 1 (above-grade finished area listed); Brick exterior; Facing direction: Not specified
• Construction: Composition roof; Brick construction; Crawl space foundation; Built year: Not specified
• Exterior features: Patio; Level lot

Interior

• Kitchen: Gas range
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Gas range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.1% in Westwood — 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 65/100 on livability (#267 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment D, amenities F.
• Fairview Independent (suburban): math 22% / reading 34% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 69 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 $6k of equity ($961 loan paydown + $6k appreciation (4.0% 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 (4.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1959 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $238,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Johnson Ave. Ave	0.18mi	5/2.0	2,080 (+8%)	6mo	$219,000	$105	73
300 New Buckley Road Rd	0.58mi	4/2.0 (-1)	1,792 (-7%)	1mo	$223,000	$124	56
500 Middletown Avenue Ave	0.70mi	4/2.5 (-1)	1,782 (-7%)	4mo	$160,000	$90	45
312 W Woodmont Dr	0.65mi	4/2.0 (-1)	1,675 (-13%)	3mo	$220,500	$132	40

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

Projected returns pro-forma

3.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.91×
• Total profit: $35,328
• Equity at exit: $70,314

10-year hold

• IRR: 16.1%
• Equity multiple: 3.61×
• Total profit: $101,421
• Equity at exit: $114,875

Cash invested: $38,920 (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 41102

• Home prices YoY: 1.4%
• Active inventory: 69
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $176

Break-even live

Break-even rent $1,238

Max offer price $139,000

Occupancy floor 83%

Sensitivity live

Price	-10% $255	-5% $215	+0% $176	+5% $137	+10% $97
Rent	-10% $61	-5% $118	+0% $176	+5% $234	+10% $291
Rate	-1.0pp $246	-0.5pp $211	base $176	+0.5pp $140	+1.0pp $103

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-12
   statusdays on market $139,000 Pending 79 DOM
2. 2026-06-09
   days on market $139,000 Active 76 DOM
3. 2026-06-08
   days on market $139,000 Active 75 DOM
4. 2026-06-07
   days on market $139,000 Active 74 DOM
5. 2026-06-07
   days on market $139,000 Active 73 DOM
6. 2026-06-04
   days on market $139,000 Active 70 DOM
7. 2026-06-02
   days on market $139,000 Active 69 DOM
8. 2026-06-01
   days on market $139,000 Active 68 DOM
9. 2026-05-31
   days on market $139,000 Active 67 DOM
10. 2026-05-31
    days on market $139,000 Active 66 DOM
11. 2026-05-21
    price $139,000

    Show marketing remark (287 chars)

    Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

12. 2026-05-21
    price $139,000 287-char remark

    Show marketing remark (287 chars)

    Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

13. 2026-05-08
    price $149,000 287-char remark

    Show marketing remark (287 chars)

    Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

14. 2026-05-08
    price $149,000

    Show marketing remark (287 chars)

    Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

15. 2026-04-07
    price $152,000
16. 2026-03-25
    listed $159,000 Active

    Show marketing remark (287 chars)

    Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

17. 2026-03-25
    listed $159,000 Active 287-char remark

    Show marketing remark (287 chars)

    Large home with 5 bedrooms possible option for a 6th and 2 baths. Hardwood floors throughout the living area. The main floor area has one bedroom. The upstairs has four additional bedrooms and a bathroom with an additional family room area upstairs. Large yard and 2 car detached garage.

18. 2023-08-24
    soldstatus $133,000
19. 2023-08-18
    soldstatus $133,000 Closed 499-char remark

    Show marketing remark (499 chars)

    If you are looking for a home with a lot of space, check this one out! It has 5-6 bedrooms and 2 baths. The downstairs has been completely renovated. It has a beautiful hardwood floors in the living room, bedroom and office. It has a large utility and full bath with gorgeous tile. The upstairs has four additional bedrooms and a bathroom. Ther is also an additional family room space upstairs. The yard is a full acre and is great for entertaining. Make an appointment today to check this one out!

20. 2023-07-05
    listed $139,900 Active 499-char remark

    Show marketing remark (499 chars)

    If you are looking for a home with a lot of space, check this one out! It has 5-6 bedrooms and 2 baths. The downstairs has been completely renovated. It has a beautiful hardwood floors in the living room, bedroom and office. It has a large utility and full bath with gorgeous tile. The upstairs has four additional bedrooms and a bathroom. Ther is also an additional family room space upstairs. The yard is a full acre and is great for entertaining. Make an appointment today to check this one out!

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $17,528
• − Mortgage interest: −$7,786
• − Property taxes: −$2,294
• − Insurance: −$695
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,044
• Taxable loss: −$95
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,134/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: Fairview Independent
• NCES district ID: 2101800
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $37,442
• Composite: 23.3/100
• National rank: #7922
• State rank: #124 of 165 in KY

Livability — Westwood

• Score: 65/100
• State rank: #267
• US rank: #13071

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, KY
• Population (ZIP): 20,779

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Italian 3% Slovak 1%
• Foreign-born: 1% · 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: ▲ 3.98%
• Current HPI: 299.41
• 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

-0.6% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $139,000 AABOR
• 2026-05-21 Price Changed $139,000 HBRMLS
• 2026-05-08 Price Changed $149,000 HBRMLS
• 2026-05-08 Price Changed $149,000 AABOR
• 2026-04-07 Price Changed $152,000 AABOR
• 2026-03-25 Listed $159,000 HBRMLS
• 2026-03-25 Listed $159,000 AABOR
• 2023-08-24 Sold (Public Records) $133,000 Public Records
• 2023-08-18 Sold (MLS) $133,000 AABOR
• 2023-07-05 Listed $139,900 AABOR

Property tax history

+19.9%/yr

Latest (2025): $2,294 · -0.5% YoY. Source: county tax records.