1910 Hilton Avenue Ave · Ashland, KY 41101

$149,900

3 bd · 1.0 ba · 1,309 sqft · SingleFamily public records · 12 Days on market

7,100 sqft lot Est $139k · 8% over

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Why this score? — see what drove the D- 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 +14.3/30.0
• DSCR +4.4/10.0
• ARV discount +3.9/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

?If you are downsizing or buying your first home you need to see this one! Located close to all amenities it’s only 3 blocks from KDMC. This brick one floor plan has so many updates!!The large living room has beautiful hard wood floors, a fireplace with gas logs and a corner armoire that includes a television. Whole house is equipped with a Bose stereo system that remains with the house. Dining room is just off the kitchen and has a built in corner hutch. Large well lit kitchen has a large window, beautiful wooden cabinets, smooth top cook top, double wall oven, dishwasher and refrigerator. The utility is just off the kitchen and includes the washer and dryer. Room also has a large pantry and exits to a private porch and beautiful landscaping. There’s also a retractable awning that covers the attached patio. Storage building also in the backyard. Large master bedroom has hardwood floors and wall mount TV remains. Second bedroom also has hardwood floors and large closet. Extra room off of the 2nd bedroom could be used as another bedroom or computer room. Blinds remain on all windows. Bathroom has beautiful tile work and a great vanity with a vessel sink. Handicapped shower too. Large carpeted front porch will be a great place to enjoy the Summer. The detached garage is built into the bank and has a separate sitting area on top. Roof is 2 years old, all the interior doors replaced in 2008. Windows are new too. Call me for this one!!!

Key facts

• Fenced in back yard
• Hardwood floors
• 7,100 sq ft lot

Tags

• HARDWOOD FLOORS
• CARRIAGE HOUSE TYPE GARAGE
• FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Patio; Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Double oven; Electric range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Master bedroom on the main floor; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $28 ($332/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (22.7% below list).
• Recommended offer: $116k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Ashland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 12 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 $122k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $115,851 (22.7% below list)

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. 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?
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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $138,754
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1730 Oakview Rd	0.41mi	3/1.5	1,307 (-0%)	2mo	$35,000	$27	77
1918 Prospect Ave	0.27mi	3/1.0	1,374 (+5%)	9mo	$52,500	$38	72
936 Prospect Ave	0.29mi	4/2.0 (+1)	1,262 (-4%)	9mo	$69,900	$55	64
2805 Hampton St	0.60mi	3/1.0	1,344 (+3%)	4mo	$116,000	$86	64
2313 Woodland Avenue Ave	0.35mi	3/1.5	1,462 (+12%)	1mo	$110,000	$75	62
1620 Spring Park	0.65mi	3/2.0	1,344 (+3%)	1mo	$219,000	$163	61
825 Alexander Place Pl	0.61mi	3/2.0	1,320 (+1%)	8mo	$145,000	$110	60
2204 Broad St	0.75mi	3/1.0	1,226 (-6%)	2mo	$78,144	$64	53
2929 Newman St	0.68mi	2/2.0 (-1)	1,372 (+5%)	6mo	$184,000	$134	46
2032 Elam Street St	0.54mi	3/2.0	1,469 (+12%)	9mo	$175,000	$119	43
2433 Moore Street St	0.59mi	2/2.0 (-1)	1,468 (+12%)	3mo	$180,000	$123	41
2713 Herman St	0.72mi	2/1.0 (-1)	1,121 (-14%)	9mo	$119,000	$106	30

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-22,603
• Equity at exit: $22,351

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-17,715
• Equity at exit: $12,961

Cash invested: $41,972 (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 41101

• Active inventory: 107
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $28

Break-even live

Break-even rent $1,124

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $112	-5% $70	+0% $28	+5% $-15	+10% $-57
Rent	-10% $-64	-5% $-18	+0% $28	+5% $73	+10% $119
Rate	-1.0pp $103	-0.5pp $66	base $28	+0.5pp $-11	+1.0pp $-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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $149,900 Active 12 DOM
2. 2026-06-18
   days on market $149,900 Active 10 DOM
3. 2026-06-17
   days on market $149,900 Active 9 DOM
4. 2026-06-16
   days on market $149,900 Active 8 DOM
5. 2026-06-15
   days on market $149,900 Active 7 DOM
6. 2026-06-13
   days on market $149,900 Active 5 DOM
7. 2026-06-12
   days on market $149,900 Active 4 DOM
8. 2026-06-09
   remarks 179-char remark
9. 2026-06-09
   listed $149,900 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: $468 · $39/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$821/yr (+$68/mo · 175.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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: $13,902
• − Mortgage interest: −$8,397
• − Property taxes: −$468
• − Insurance: −$750
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,361
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $883/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

+99.9% since first listed

5 events — show timeline

• 2026-06-08 Listed $149,900 AABOR
• 2021-09-03 Sold (Public Records) $122,000 Public Records
• 2021-08-27 Sold (MLS) $122,000 AABOR
• 2021-07-22 Listed $129,900 AABOR
• 2012-04-11 Sold (Public Records) $75,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $468 · -4.4% YoY. Source: county tax records.