1100 Price Br · Westwood, KY 41102

$94,999

2 bd · 1.0 ba · 948 sqft · SingleFamily · 237 Days on market

Est $100k · at est. ↓ 5% since listing

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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 +15.6/30.0
• ARV discount +9.6/15.0
• Appreciation +7.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover the perfect blend of space, privacy, and potential with this 10.29+/-acre property offering multiple possibilities for your dream project. Whether you envision a private homestead surrounded by nature or plan to divide and develop, this property has it all. The land features a beautiful mix of level, rolling, and wooded terrain, providing a variety of ideal building sites to choose from. Tucked on the property is an existing 2-bedroom, 1-bath cottage — not currently habitable, but ready for restoration or replacement. With multiple build sites, this land offers the flexibility to create exactly what you imagine — from a single dream home with plenty of space to roam, to

Key facts

• 10.29 acre property
• Peaceful setting
• Existing cottage

Tags

• 10.29 ACRE PROPERTY
• EXISTING COTTAGE
• MULTIPLE BUILD SITES
• PEACEFUL SETTING
• NATURAL BEAUTY

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single family residence; Residential property
• Construction: 948 above-grade finished square feet
• Exterior features: Approximately 10.29 acres

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling:
• Interior features: 5 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $40 ($480/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 $88k (7.2% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Boyd County (suburban): math 20% / reading 37% proficiency, ranked #115 of 165 in KY (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $4k of equity ($657 loan paydown + $4k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $99,540
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 New Buckley Rd	0.39mi	2/1.0	948 (0%)	15mo	$85,000	$90	69
433 Cabell St	0.41mi	2/1.0	906 (-4%)	9mo	$95,400	$105	66

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: 11.8%
• Equity multiple: 1.72×
• Total profit: $19,023
• Equity at exit: $48,056

10-year hold

• IRR: 13.4%
• Equity multiple: 3.19×
• Total profit: $58,236
• Equity at exit: $78,511

Cash invested: $26,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $882 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $40

Break-even live

Break-even rent $831

Max offer price $94,999

Occupancy floor 90%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $94,999 Active 237 DOM
2. 2026-06-17
   days on market $94,999 Active 236 DOM
3. 2026-06-16
   days on market $94,999 Active 235 DOM
4. 2026-06-15
   days on market $94,999 Active 234 DOM
5. 2026-06-13
   days on market $94,999 Active 232 DOM
6. 2026-06-12
   days on market $94,999 Active 231 DOM
7. 2026-06-08
   days on market $94,999 Active 227 DOM
8. 2026-06-07
   days on market $94,999 Active 226 DOM
9. 2026-06-07
   days on market $94,999 Active 225 DOM
10. 2026-06-04
    days on market $94,999 Active 222 DOM
11. 2026-06-02
    days on market $94,999 Active 221 DOM
12. 2026-06-01
    days on market $94,999 Active 220 DOM
13. 2026-05-31
    days on market $94,999 Active 219 DOM
14. 2026-05-31
    days on market $94,999 Active 218 DOM
15. 2026-03-23
    price $94,999
16. 2025-10-24
    listed $99,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,580
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$2,764
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $743/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: Boyd County
• NCES district ID: 2100620
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -17.00%
• Median HH income: $47,479
• Composite: 24.65/100
• National rank: #7625
• State rank: #115 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

-4.9% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $94,999 AABOR
• 2025-10-24 Listed $99,900 AABOR