2502 Huckleberry St · Catlettsburg, KY 41129

$40,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 40 Days on market

Built 1910 5,568 sqft lot

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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 +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment property. 2 story, 2 bedroom home with 1.5 baths. 1/2 bath and laundry on main floor. Call for appt.

Key facts

• Half bath
• Laundry area
• Near downtown

Tags

• TWO STORY
• HALF BATH
• LAUNDRY AREA
• PRIVATE BEDROOM SPACE
• NEAR DOWNTOWN

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Aluminum siding; Block foundation; Built area above grade: 1,440
• Exterior features: Composition roof; Rolling topography/lot with rolling slope

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window Unit(s) cooling
• Interior features: 5 total rooms; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.7% 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: 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 $2k of equity ($277 loan paydown + $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $40k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $40k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1910 — 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. 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?
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: 2.91% ✓
• Cap rate: 26.66%
• Cash-on-cash: 72.73%
• DSCR: 4.24
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $138,240
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3177 Oakland Avenue Ave	0.51mi	3/2.0	1,456 (+1%)	4mo	$140,000	$96	67
306 W 2nd St	0.59mi	3/2.5	1,512 (+5%)	1mo	$232,500	$154	57
416 34th St	0.75mi	2/1.0 (-1)	1,491 (+4%)	1mo	$78,500	$53	54
3227 Oakland Ave Ave	0.58mi	3/2.0	1,568 (+9%)	12mo	$40,000	$26	44

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: 77.4%
• Equity multiple: 5.31×
• Total profit: $48,233
• Equity at exit: $18,179

10-year hold

• IRR: 76.8%
• Equity multiple: 10.90×
• Total profit: $110,888
• Equity at exit: $28,168

Cash invested: $11,200 (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 41129

• Home prices YoY: 1.2%
• Active inventory: 48
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$16 /mo · $189/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $679

Break-even live

Break-even rent $307

Max offer price $40,000

Occupancy floor 37%

Sensitivity live

Price	-10% $701	-5% $690	+0% $679	+5% $668	+10% $656
Rent	-10% $587	-5% $633	+0% $679	+5% $725	+10% $771
Rate	-1.0pp $699	-0.5pp $689	base $679	+0.5pp $668	+1.0pp $658

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   pricedays on market $40,000 Active 40 DOM
2. 2026-06-18
   days on market $50,000 Active 38 DOM
3. 2026-06-17
   days on market $50,000 Active 37 DOM
4. 2026-06-16
   days on market $50,000 Active 36 DOM
5. 2026-06-15
   days on market $50,000 Active 35 DOM
6. 2026-06-13
   days on market $50,000 Active 33 DOM
7. 2026-06-12
   days on market $50,000 Active 32 DOM
8. 2026-06-08
   days on market $50,000 Active 28 DOM
9. 2026-06-07
   days on market $50,000 Active 27 DOM
10. 2026-06-07
    pricedays on market $50,000 Active 26 DOM
11. 2026-06-04
    days on market $65,000 Active 23 DOM
12. 2026-06-02
    days on market $65,000 Active 22 DOM
13. 2026-06-01
    days on market $65,000 Active 21 DOM
14. 2026-05-31
    days on market $65,000 Active 20 DOM
15. 2026-05-31
    days on market $65,000 Active 19 DOM
16. 2026-05-22
    price $65,000
17. 2026-05-11
    listed $80,000 Active
18. 2020-10-19
    soldstatus $15,500 117-char remark

    Show marketing remark (117 chars)

    Great investment property. 2 story, 2 bedroom home with 1.5 baths. 1/2 bath and laundry on main floor. Call for appt.

19. 2019-07-24
    listed $22,500 117-char remark

    Show marketing remark (117 chars)

    Great investment property. 2 story, 2 bedroom home with 1.5 baths. 1/2 bath and laundry on main floor. Call for appt.

20. 1990-09-27
    soldstatus $20,000

ⓘ 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: $189 · $16/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: +$155/yr (+$13/mo · 81.6%)

ⓘ 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: $13,991
• − Mortgage interest: −$2,241
• − Property taxes: −$189
• − Insurance: −$200
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$1,164
• Taxable income: $7,959
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,236/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

+225.0% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $65,000 AABOR
• 2026-05-11 Listed $80,000 AABOR
• 2020-10-19 Sold (MLS) $15,500 AABOR
• 2019-07-24 Listed $22,500 AABOR
• 1990-09-27 Sold (Public Records) $20,000 Public Records

Property tax history

-9.5%/yr

Latest (2025): $189 · -16.2% YoY. Source: county tax records.