1915 Crooks Street St · Ashland, KY 41101

$50,000

3 bd · 1.5 ba · 920 sqft · SingleFamily public records · 217 Days on market

Built 1935 2,750 sqft lot $54/sqft · 56% below area

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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
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2,750 sq ft lot
• 2 garage spots
• Listed 217 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 2.13% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.68%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $150,030
• List price: $50,000
• Delta: -66.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 Griffith Street St	0.23mi	3/1.0	912 (-1%)	13mo	$126,100	$138	74
3222 Short St	0.32mi	2/1.0 (-1)	936 (+2%)	2mo	$136,500	$146	73
2705 Blackburn Ave	0.52mi	3/1.0	900 (-2%)	11mo	$92,000	$102	61
3434 Blackburn Ave	0.59mi	2/1.0 (-1)	901 (-2%)	4mo	$89,900	$100	58
3232 Pinehaven Dr	0.40mi	2/1.0 (-1)	852 (-7%)	8mo	$50,000	$59	55
3234 Park St	0.36mi	2/1.0 (-1)	977 (+6%)	13mo	$75,000	$77	55
1732 Belmont St	0.64mi	2/1.0 (-1)	952 (+4%)	8mo	$40,000	$42	51
2529 W Euclid Ave	0.68mi	2/1.0 (-1)	870 (-5%)	11mo	$135,000	$155	43
2541 Auburn Ave	0.70mi	2/1.0 (-1)	1,000 (+9%)	5mo	$125,000	$125	42
3120 Powell St	0.70mi	2/1.0 (-1)	812 (-12%)	2mo	$50,000	$62	39
2216 Blackburn Ave	0.68mi	2/1.0 (-1)	866 (-6%)	15mo	$115,000	$133	39
2608 Monroe St	0.60mi	2/1.0 (-1)	1,006 (+9%)	13mo	$119,000	$118	38

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: 41.7%
• Equity multiple: 2.79×
• Total profit: $25,099
• Equity at exit: $7,455

10-year hold

• IRR: 47.9%
• Equity multiple: 5.61×
• Total profit: $64,609
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $521

Break-even live

Break-even rent $405

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $550	-5% $535	+0% $521	+5% $507	+10% $493
Rent	-10% $437	-5% $479	+0% $521	+5% $563	+10% $605
Rate	-1.0pp $546	-0.5pp $534	base $521	+0.5pp $508	+1.0pp $495

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $50,000 Active 217 DOM
2. 2026-06-21
   days on market $50,000 Active 216 DOM
3. 2026-06-18
   days on market $50,000 Active 214 DOM
4. 2026-06-17
   days on market $50,000 Active 213 DOM
5. 2026-06-16
   days on market $50,000 Active 212 DOM
6. 2026-06-15
   days on market $50,000 Active 211 DOM
7. 2026-06-13
   days on market $50,000 Active 209 DOM
8. 2026-06-12
   days on market $50,000 Active 208 DOM
9. 2026-06-09
   days on market $50,000 Active 205 DOM
10. 2026-06-08
    days on market $50,000 Active 204 DOM
11. 2026-06-07
    days on market $50,000 Active 203 DOM
12. 2026-06-07
    days on market $50,000 Active 202 DOM
13. 2026-06-04
    days on market $50,000 Active 199 DOM
14. 2026-06-02
    days on market $50,000 Active 198 DOM
15. 2026-06-01
    days on market $50,000 Active 197 DOM
16. 2026-05-31
    days on market $50,000 Active 196 DOM
17. 2026-05-31
    days on market $50,000 Active 195 DOM
18. 2026-05-12
    status Active
19. 2026-05-12
    price $50,000
20. 2026-04-09
    price $52,000
21. 2026-03-13
    price $53,500
22. 2026-01-15
    price $54,500
23. 2025-10-30
    listed $55,000 Active
24. 2024-10-07
    price $64,500
25. 2024-09-17
    price $64,900
26. 2024-09-09
    price $65,000
27. 2024-08-28
    price $65,400
28. 2024-08-15
    price $65,900
29. 2024-08-08
    price $67,000
30. 2024-08-03
    price $68,000
31. 2024-07-30
    price $68,800
32. 2024-07-25
    price $69,000
33. 2024-07-18
    price $69,400
34. 2024-07-16
    price $69,500
35. 2024-07-10
    listed $69,999 Active
36. 2005-10-31
    soldstatus $61,000
37. 2001-08-20
    soldstatus $47,500
38. 1984-03-01
    soldstatus $14,000

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $446 · $37/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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: $12,782
• − Mortgage interest: −$2,801
• − Property taxes: −$446
• − Insurance: −$250
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,455
• Taxable income: $5,786
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $4,867/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

+257.1% since first listed

21 events — show timeline

• 2026-05-12 Relisted — AABOR
• 2026-05-12 Price Changed $50,000 AABOR
• 2026-04-09 Price Changed $52,000 AABOR
• 2026-03-13 Price Changed $53,500 AABOR
• 2026-01-15 Price Changed $54,500 AABOR
• 2025-10-30 Listed $55,000 AABOR
• 2024-10-07 Price Changed $64,500 AABOR
• 2024-09-17 Price Changed $64,900 AABOR
• 2024-09-09 Price Changed $65,000 AABOR
• 2024-08-28 Price Changed $65,400 AABOR
• 2024-08-15 Price Changed $65,900 AABOR
• 2024-08-08 Price Changed $67,000 AABOR
• 2024-08-03 Price Changed $68,000 AABOR
• 2024-07-30 Price Changed $68,800 AABOR
• 2024-07-25 Price Changed $69,000 AABOR
• 2024-07-18 Price Changed $69,400 AABOR
• 2024-07-16 Price Changed $69,500 AABOR
• 2024-07-10 Listed $69,999 AABOR
• 2005-10-31 Sold (Public Records) $61,000 Public Records
• 2001-08-20 Sold (Public Records) $47,500 Public Records
• 1984-03-01 Sold (Public Records) $14,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $446 · -1.2% YoY. Source: county tax records.