2204 Harrod St · Ashland, KY 41102

$174,500

2 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 10 Days on market

Built 1956 7,500 sqft lot Est $159k · 10% over

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Why this score? — see what drove the F 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 +8.5/30.0
• Appreciation +7.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Whether you're starting out or slowing down, you won't want to miss this 1-floor plan retirement friendly ranch home offering 3 BR's, 2 Baths! Located in the heart of S. Ashland just minutes away from Hager Elementary you'll find this 1340sqft home that has original hardwood floors in some of the home. The Kitchen comes fully equipped with all appliances and has lots of cabinetry and countertop space. Step out the back door into the covered patio that overlooks the flat fenced in backyard where the kiddos and family pets can hang out. There's a 'she-shed' in the backyard too great for storage.

Key facts

• One floor plan
• Updated kitchen
• Conveniently located

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE LEVEL FENCED BACKYARD
• COVERED BACK PORCH
• ONE FLOOR PLAN
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built area above grade: 1,340
• Exterior features: Patio; Front porch; Fenced yard; Shed(s)

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Master suite on the downstairs/main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Master bedroom located on the main level; Gas log fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (36.7% below list).
• Recommended offer: $110k (36.7% below list) — sets the bar for 1% rule.

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: 65 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 $8k of equity ($1k loan paydown + $7k 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.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,449 (36.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $158,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1641 Lawrence Ave	0.16mi	3/1.0 (+1)	1,354 (-1%)	1mo	$159,000	$117	85
904 Blackburn Ave	0.56mi	2/1.0	1,340 (-2%)	2mo	$90,000	$67	69
1400 Maxwell Street St	0.36mi	3/1.5 (+1)	1,491 (+9%)	1mo	$145,000	$97	61
2128 Mantz St	0.22mi	3/1.5 (+1)	1,176 (-14%)	3mo	$85,575	$73	57
2309 Sellars St	0.42mi	3/2.0 (+1)	1,273 (-7%)	5mo	$168,000	$132	55
1429 May St	0.42mi	3/1.5 (+1)	1,220 (-11%)	2mo	$70,000	$57	53
2204 Broad St	0.50mi	3/1.0 (+1)	1,226 (-10%)	2mo	$78,144	$64	53
2610 S 29th St. St	0.50mi	2/1.5	1,208 (-12%)	7mo	$140,000	$116	49
2433 Moore Street St	0.74mi	2/2.0	1,468 (+7%)	3mo	$180,000	$123	47
2616 Monroe St	0.56mi	2/2.0	1,200 (-12%)	5mo	$81,500	$68	46
1215 Turner St	0.60mi	3/1.0 (+1)	1,170 (-14%)	0mo	$138,000	$118	42
2701 Iroquois Avenue Ave	0.61mi	3/2.5 (+1)	1,567 (+14%)	1mo	$182,500	$116	36

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: 6.9%
• Equity multiple: 1.42×
• Total profit: $20,397
• Equity at exit: $88,271

10-year hold

• IRR: 9.2%
• Equity multiple: 2.54×
• Total profit: $75,245
• Equity at exit: $144,213

Cash invested: $48,860 (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: 65
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$915
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-153

Break-even live

Break-even rent $1,298

Max offer price $147,456

Occupancy floor —

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $174,500 Active 10 DOM
2. 2026-06-17
   days on market $174,500 Active 9 DOM
3. 2026-06-16
   days on market $174,500 Active 8 DOM
4. 2026-06-15
   days on market $174,500 Active 7 DOM
5. 2026-06-13
   days on market $174,500 Active 5 DOM
6. 2026-06-12
   days on market $174,500 Active 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $174,500 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: $454 · $38/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$1,047/yr (+$87/mo · 230.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 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: $13,254
• − Mortgage interest: −$9,775
• − Property taxes: −$454
• − Insurance: −$872
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$5,076
• Taxable loss: −$5,044
• Est. tax savings @ 24.0%: +$1,211
• After-tax cash flow: $-626/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
• 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

+98.3% since first listed

7 events — show timeline

• 2026-06-07 Listed $174,500 AABOR
• 2021-10-13 Sold (Public Records) $119,500 Public Records
• 2021-10-08 Sold (MLS) $119,500 AABOR
• 2021-09-02 Listed $119,500 AABOR
• 2013-12-04 Sold (Public Records) $91,500 Public Records
• 2011-11-18 Sold (Public Records) $91,500 Public Records
• 2006-07-07 Sold (Public Records) $88,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $454 · -4.5% YoY. Source: county tax records.