2033 Oakview Road Rd · Ashland, KY 41101

$60,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 28 Days on market

Built 1941 4,792 sqft lot Est $91k · 34% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

This home offers investment potential, a flexible 2 to 3 bedroom layout, covered outdoor spaces, and a detached block garage on a fairly level 125-foot deep lot. Step inside to a nice-sized living room with hardwood floors and a practical main floor layout featuring two bedrooms and one full bathroom. The home is heated by a floor furnace and offers the opportunity for cosmetic updates, repairs, and a good cleanout to help bring it back to life. Upstairs, the attic room features lower ceilings and could serve as additional sleeping space, storage, an office, or a bonus area depending on your needs. The unfinished walkout basement adds useful storage and access to the exterior. Outside, enjo

Key facts

• Flexible layout
• Level lot
• Main floor layout

Tags

• FLEXIBLE LAYOUT
• COVERED OUTDOOR SPACES
• DETACHED BLOCK GARAGE
• LEVEL LOT
• HARDWOOD FLOORS
• MAIN FLOOR LAYOUT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Block foundation; Approximately 920 above-grade finished area
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Gas water heater
• Bedrooms: Master located downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: Master bedroom on the main floor; Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 5.4% 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: schools C-, amenities F, commute 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.
• Market conditions: 100 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.71% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.57%
• DSCR: 2.45
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $91,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1412 Wurts Ave	0.40mi	2/1.0	800 (-11%)	1mo	$45,000	$56	63
2218 Griffith Street St	0.42mi	3/1.0 (+1)	912 (+2%)	13mo	$126,100	$138	61
2216 Blackburn Ave	0.45mi	2/1.0	866 (-3%)	15mo	$115,000	$133	61
2705 Blackburn Ave	0.56mi	3/1.0 (+1)	900 (+0%)	11mo	$92,000	$102	59
2314 Margarette St	0.65mi	2/1.0	858 (-4%)	4mo	$74,500	$87	59
617 Long Street St	0.64mi	2/1.0	888 (-1%)	12mo	$18,000	$20	58
2427 Chinn Street St	0.70mi	2/1.5	953 (+6%)	1mo	$142,500	$150	54
465 Blackburn Avenue Ave	0.74mi	2/1.0	906 (+1%)	14mo	$55,000	$61	52
1611 Blackburn Ave Ave	0.44mi	2/1.0	1,000 (+12%)	17mo	$139,900	$140	46
2410 Roosevelt Avenue Ave	0.46mi	3/1.5 (+1)	1,021 (+14%)	2mo	$145,000	$142	46
2234 Horne Street St	0.71mi	2/1.0	960 (+7%)	12mo	$75,000	$78	45
828 & 830 13th Street St	0.62mi	3/1.0 (+1)	1,028 (+15%)	10mo	$89,000	$87	33

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $19,300
• Equity at exit: $8,946

10-year hold

• IRR: 35.1%
• Equity multiple: 4.22×
• Total profit: $54,119
• Equity at exit: $5,188

Cash invested: $16,800 (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: 100
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $456

Break-even live

Break-even rent $450

Max offer price $60,000

Occupancy floor 51%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 28 DOM
2. 2026-06-17
   days on market $60,000 Active 27 DOM
3. 2026-06-16
   days on market $60,000 Active 26 DOM
4. 2026-06-15
   days on market $60,000 Active 25 DOM
5. 2026-06-13
   days on market $60,000 Active 23 DOM
6. 2026-06-12
   days on market $60,000 Active 22 DOM
7. 2026-06-09
   days on market $60,000 Active 19 DOM
8. 2026-06-08
   days on market $60,000 Active 18 DOM
9. 2026-06-07
   days on market $60,000 Active 17 DOM
10. 2026-06-07
    days on market $60,000 Active 16 DOM
11. 2026-06-04
    days on market $60,000 Active 13 DOM
12. 2026-06-02
    days on market $60,000 Active 12 DOM
13. 2026-06-01
    days on market $60,000 Active 11 DOM
14. 2026-05-31
    days on market $60,000 Active 10 DOM
15. 2026-05-31
    days on market $60,000 Active 9 DOM
16. 2026-05-21
    listed $60,000 Active

ⓘ 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: $188 · $16/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$328/yr (+$27/mo · 174.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $12,324
• − Mortgage interest: −$3,361
• − Property taxes: −$188
• − Insurance: −$300
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,745
• Taxable income: $4,758
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,330/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

1 event — show timeline

• 2026-05-21 Listed $60,000 AABOR

Property tax history

+1.9%/yr

Latest (2025): $188 · -1.0% YoY. Source: county tax records.