2208 Cedar St · Ashland, KY 41101

$82,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 67 Days on market

7,200 sqft lot $105/sqft · 29% above area Est $64k · 29% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 2-bath home offers a practical layout with a comfortable living room and an eat in kitchen. Enjoy outdoor living on the covered front and back porches, along with a storage shed and a level yard for easy maintenance. Located in a convenient area close to local amenities, this property provides everyday comfort with quick access to shopping, dining, and community services.

Key facts

• Covered front porch
• Level yard
• Storage shed

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• STORAGE SHED
• LEVEL YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 1 comparable units currently listed for rent nearby; 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 $567 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $69k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $77,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.47% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.55%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (median comp): $63,556
• List price: $82,000
• Delta: 29.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2314 Margarette St	0.44mi	2/1.0	858 (+9%)	4mo	$74,500	$87	61
2410 Boone Street St	0.54mi	1/1.0 (-1)	756 (-4%)	6mo	$32,000	$42	58
1336 High St	0.69mi	2/1.0	850 (+8%)	1mo	$69,900	$82	53
2416 Boone St	0.54mi	2/1.0	700 (-11%)	10mo	$68,000	$97	48
617 Long Street St	0.43mi	2/1.0	888 (+13%)	12mo	$18,000	$20	48
2715 County Rd. Rd	0.57mi	2/1.0	840 (+7%)	16mo	$82,500	$98	48
1336 High St St W	0.69mi	2/1.0	850 (+8%)	24mo	$38,600	$45	34
505 Ellington Ct	0.66mi	2/1.0	672 (-14%)	18mo	$90,000	$134	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: 16.6%
• Equity multiple: 1.67×
• Total profit: $15,390
• Equity at exit: $12,226

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $50,266
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $451

Break-even live

Break-even rent $635

Max offer price $82,000

Occupancy floor 58%

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: $20,500
• Closing costs: $2,460
• 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	$1,205	$1.10	2d	1	0.86mi

Listing history 21 events

1. 2026-06-18
   days on market $82,000 Active 67 DOM
2. 2026-06-17
   days on market $82,000 Active 66 DOM
3. 2026-06-16
   days on market $82,000 Active 65 DOM
4. 2026-06-15
   days on market $82,000 Active 64 DOM
5. 2026-06-13
   days on market $82,000 Active 62 DOM
6. 2026-06-12
   days on market $82,000 Active 61 DOM
7. 2026-06-09
   days on market $82,000 Active 58 DOM
8. 2026-06-08
   days on market $82,000 Active 57 DOM
9. 2026-06-07
   days on market $82,000 Active 56 DOM
10. 2026-06-07
    days on market $82,000 Active 55 DOM
11. 2026-06-04
    days on market $82,000 Active 52 DOM
12. 2026-06-02
    days on market $82,000 Active 51 DOM
13. 2026-06-01
    days on market $82,000 Active 50 DOM
14. 2026-05-31
    days on market $82,000 Active 49 DOM
15. 2026-05-31
    days on market $82,000 Active 48 DOM
16. 2026-04-12
    listed $84,000 Active 390-char remark

    Show marketing remark (390 chars)

    This 2-bedroom, 2-bath home offers a practical layout with a comfortable living room and an eat in kitchen. Enjoy outdoor living on the covered front and back porches, along with a storage shed and a level yard for easy maintenance. Located in a convenient area close to local amenities, this property provides everyday comfort with quick access to shopping, dining, and community services.

17. 2026-04-12
    listed $84,000 Active 390-char remark

    Show marketing remark (390 chars)

    This 2-bedroom, 2-bath home offers a practical layout with a comfortable living room and an eat in kitchen. Enjoy outdoor living on the covered front and back porches, along with a storage shed and a level yard for easy maintenance. Located in a convenient area close to local amenities, this property provides everyday comfort with quick access to shopping, dining, and community services.

18. 2024-04-18
    soldstatus $69,000
19. 2024-04-15
    soldstatus $69,000
20. 2024-02-17
    listed $69,000
21. 2001-10-31
    soldstatus $20,000

ⓘ 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: $705 · $59/mo
• Expected delta: +$259/yr (+$22/mo · 58.1%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,460
• − Mortgage interest: −$4,593
• − Property taxes: −$446
• − Insurance: −$410
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,385
• Taxable income: $4,312
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,372/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

+320.0% since first listed

6 events — show timeline

• 2026-04-12 Listed $84,000 AABOR
• 2026-04-12 Listed $84,000 ImagineMLS
• 2024-04-18 Sold (Public Records) $69,000 Public Records
• 2024-04-15 Sold (MLS) $69,000 AABOR
• 2024-02-17 Listed $69,000 AABOR
• 2001-10-31 Sold (Public Records) $20,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $446 · +135.2% YoY. Source: county tax records.