307 Honchell Hill Rd Rd · Catlettsburg, KY 41229

$74,900

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 8 Days on market

Est $74k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.8/15.0
• Appreciation +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

Spacious 1.5 story convenient to all amenities, Close to US 23, good access to Interstate I 64. Family room with lots of light and FP, separate dining area. Main floor has 1 bedroom and 1 full bath, upper floor has 3 bedrooms and 1 full bath. Rear deck, Carport. Financed offers must include: POF & Lender Pre-approval Letter. Cash offers must include POF. Corporate offers must include Corporate Resolution reflecting authorized signer. Buyer(s) to verify Sq Ft. of lot and structure. Property SOLD "AS-IS". Offers will be reviewed after 7 days on the market

Key facts

• Carport
• Family room
• Rear deck

Tags

• FAMILY ROOM
• SEPARATE DINING AREA
• REAR DECK
• CARPORT

Property features AI

Exterior

• Parking: Carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Stone and vinyl siding exterior; Composition roof; Block foundation; Built area above grade approximately 1,800
• Exterior features: Deck; Level to rolling terrain with partial woods

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.7% vs local median 5.1% 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: 1 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 ($518 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $74,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.20%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $73,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Broadway St	0.14mi	4/1.5	1,864 (+4%)	19mo	$141,600	$76	70
3166 Oakland Ave	0.73mi	4/2.0	1,932 (+7%)	7mo	$80,000	$41	48
1440 Center St St	0.66mi	4/1.0	1,680 (-7%)	9mo	$23,000	$14	46

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: 36.0%
• Equity multiple: 3.03×
• Total profit: $42,646
• Equity at exit: $33,678

10-year hold

• IRR: 36.2%
• Equity multiple: 5.99×
• Total profit: $104,717
• Equity at exit: $51,902

Cash invested: $20,972 (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 41229

• Active inventory: 1
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $528

Break-even live

Break-even rent $624

Max offer price $74,900

Occupancy floor 54%

Sensitivity live

Price	-10% $570	-5% $549	+0% $528	+5% $507	+10% $485
Rent	-10% $426	-5% $477	+0% $528	+5% $579	+10% $630
Rate	-1.0pp $566	-0.5pp $547	base $528	+0.5pp $508	+1.0pp $489

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $74,900 Active 8 DOM
2. 2026-06-18
   days on market $74,900 Active 6 DOM
3. 2026-06-17
   days on market $74,900 Active 5 DOM
4. 2026-06-16
   days on market $74,900 Active 4 DOM
5. 2026-06-15
   days on market $74,900 Active 3 DOM
6. 2026-06-12
   remarks 562-char remark
7. 2026-06-12
   listed $74,900 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: $825 · $69/mo
• Projected year-2 tax: $825 · $69/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 · 19 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: $15,503
• − Mortgage interest: −$4,196
• − Property taxes: −$825
• − Insurance: −$374
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,179
• Taxable income: $5,448
• Est. tax owed @ 24.0%: −$1,308
• After-tax cash flow: $5,027/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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-10 Listed $74,900 AABOR

Property tax history

+65.0%/yr

Latest (2025): $825 · +111.3% YoY. Source: county tax records.