620 Bellefonte Road Rd · Westwood, KY 41102

$35,000

3 bd · 1.0 ba · 1,935 sqft · SingleFamily public records · 43 Days on market

Built 1920 0.51 ac 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 +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Opportunity is knocking in Westwood with this two-story home set on a rare double lot totaling . 51 acres. Nestled on a spacious parcel with plenty of room to expand, reimagine, or rebuild, this property offers tremendous potential for the right buyer. The home itself is currently not habitable and requires a full renovation, making it ideal for investors, flippers, or anyone looking to create a custom residence from the ground up. With its generous lot size and established location, the upside here is in the land and the vision. Whether you're considering a complete rehab, new construction, or holding as a long-term investment, this property provides a unique chance to capitalize on a siza

Key facts

• Established location
• Double lot
• Full renovation

Tags

• DOUBLE LOT
• FULL RENOVATION
• SIZABLE FOOTPRINT
• ESTABLISHED LOCATION

Property features AI

Exterior

• Parking: No onsite parking
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Above-grade finished area approximately 1,860
• Exterior features: Front porch; Lot about 0.51 acre

Interior

• Bathrooms: 1 full bathroom
• Interior features: Has basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.4% vs local median 5.1% in Westwood — 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 65/100 on livability (#267 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment D, amenities F.
• Fairview Independent (suburban): math 22% / reading 34% proficiency, ranked #124 of 165 in KY (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2 units permitted in Boyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $1k 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.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1920 — 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. 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.
5. 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.
6. 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: 4.14% ✓
• Cap rate: 38.39%
• Cash-on-cash: 114.62%
• DSCR: 6.10
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $191,565
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Unrue St	0.21mi	4/1.5 (+1)	1,920 (-1%)	14mo	$155,000	$81	70
815 Wheatley Road (ww) Rd	0.15mi	4/3.5 (+1)	2,040 (+5%)	9mo	$185,000	$91	61
1404 Johnson Street St	0.34mi	3/1.5	2,135 (+10%)	11mo	$155,500	$73	56
137 Caroline Dr	0.57mi	3/2.0	1,836 (-5%)	14mo	$295,000	$161	49
721 Johnson Pl W	0.64mi	3/2.0	1,680 (-13%)	8mo	$143,000	$85	38
550 Old Buckley Rd	0.73mi	3/2.0	1,763 (-9%)	12mo	$175,000	$99	37
122 Caroline Drive Dr	0.69mi	3/1.5	1,664 (-14%)	10mo	$184,000	$111	35
137 New Hampshire Dr	0.65mi	4/2.0 (+1)	2,130 (+10%)	17mo	$305,000	$143	30

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: —
• Equity multiple: 7.70×
• Total profit: $65,685
• Equity at exit: $17,705

10-year hold

• IRR: —
• Equity multiple: 16.11×
• Total profit: $148,096
• Equity at exit: $28,925

Cash invested: $9,800 (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 41102

• Home prices YoY: 1.4%
• Active inventory: 65
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$11 /mo · $136/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $936

Break-even live

Break-even rent $265

Max offer price $35,000

Occupancy floor 30%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Providence Hill Dr Ashland, KY	1.0–3.0	1.0–2.0	1100	$1,450	$1.32	2d	1	0.73mi

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 43 DOM
2. 2026-06-17
   days on market $35,000 Active 42 DOM
3. 2026-06-16
   days on market $35,000 Active 41 DOM
4. 2026-06-15
   days on market $35,000 Active 40 DOM
5. 2026-06-13
   days on market $35,000 Active 38 DOM
6. 2026-06-12
   days on market $35,000 Active 37 DOM
7. 2026-06-09
   days on market $35,000 Active 34 DOM
8. 2026-06-08
   days on market $35,000 Active 33 DOM
9. 2026-06-07
   days on market $35,000 Active 32 DOM
10. 2026-06-07
    pricedays on market $35,000 Active 31 DOM
11. 2026-06-04
    days on market $39,900 Active 28 DOM
12. 2026-06-02
    days on market $39,900 Active 27 DOM
13. 2026-06-01
    days on market $39,900 Active 26 DOM
14. 2026-05-31
    days on market $39,900 Active 25 DOM
15. 2026-05-31
    days on market $39,900 Active 24 DOM
16. 2026-05-05
    listed $39,900 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: $136 · $11/mo
• Projected year-2 tax: $301 · $25/mo
• Expected delta: +$165/yr (+$14/mo · 121.4%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$1,961
• − Property taxes: −$136
• − Insurance: −$175
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$1,018
• Taxable income: $11,326
• Est. tax owed @ 24.0%: −$2,718
• After-tax cash flow: $8,514/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: Fairview Independent
• NCES district ID: 2101800
• Math proficiency: 22% ▲ 1.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $37,442
• Composite: 23.3/100
• National rank: #7922
• State rank: #124 of 165 in KY

Livability — Westwood

• Score: 65/100
• State rank: #267
• US rank: #13071

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westwood, 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

1 event — show timeline

• 2026-05-05 Listed $39,900 AABOR

Property tax history

-5.6%/yr

Latest (2025): $136 · -25.0% YoY. Source: county tax records.