1719 Prospect Avenue Ave · Ashland, KY 41101

$140,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 173 Days on market

Built 1940

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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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Checkout this 3 BR, 2 Bath home that's located within 2 minutes of downtown Ashland! When you pull up your driveway, you'll feel like you're pulling up to your own little lodge in the city! This home has 1886sqft filled with lots of character. Walk thru the door into a nice size living room, then onto the Kitchen that comes fully equipped with all appliances and is open to the seating area & family room so you can enjoy the family while whipping up dinner. Plus there's a breakfast bar where family & friends can hang out on card night! The family room has a wood burning fireplace to keep you cozy on chilly evenings. This home is larger than it looks and a must see in person, offering 3 living area's & the main floor has an area that could easily be converted to a main floor 4th BR, simply by putting up a door, plus there's a full bathroom off this area so it would make a great main floor MSTR BR. Main floor laundry room for added convenience. Outside you have a nice size fenced in side yard, along with a wraparound porch that goes all the way around the back side to the front door, it's the perfect place to watch the sun go down while having a glass of wine! New carpet throughout the first floor. Small building for storage or a workshop. There's enough room for 3-4 cars to park.

Key facts

• Parking for 3-4 cars
• Fenced side yard
• Wraparound porch

Tags

• OPEN KITCHEN
• WOOD-BURNING FIREPLACE
• WRAPAROUND PORCH
• FENCED SIDE YARD
• SMALL STORAGE BUILDING
• PARKING FOR 3-4 CARS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Wood siding; Composition roof; Built area above grade: 1,886
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Total rooms: 8; Basement present
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Wood-burning fireplace; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $114k (18.4% below list).
• Recommended offer: $114k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% 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: amenities F, commute F, employment 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.
• Zoned schools: Crabbe Elementary School (math 22% / reading 37%, grade F, #393 of 676 statewide, top 63%, 322 students, 94% FRL); Ashland Middle School (math 29% / reading 45%, grade F, #80 of 217 statewide, top 41%, 687 students, 63% FRL); Paul G. Blazer High School (math 27% / reading 42%, grade F, #76 of 254 statewide, top 34%, 893 students, 54% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $968 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

• It's been on market 173 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,189 (18.4% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $72,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Oakview Rd	0.14mi	3/1.0	1,066 (-8%)	1mo	$38,000	$36	78
1121 2nd Circle Prospect	0.06mi	2/2.0 (-1)	1,200 (+4%)	11mo	$72,999	$61	74
1730 Oakview Rd	0.16mi	3/1.5	1,307 (+14%)	2mo	$35,000	$27	68
936 Prospect Ave	0.14mi	4/2.0 (+1)	1,262 (+10%)	9mo	$69,900	$55	63
1215 Turner St	0.69mi	3/1.0	1,170 (+2%)	1mo	$138,000	$118	63
1545 Fairfax Dr	0.56mi	3/1.5	1,152 (0%)	14mo	$65,000	$56	62
2204 Broad St	0.60mi	3/1.0	1,226 (+6%)	2mo	$78,144	$64	58
828 & 830 13th Street St	0.32mi	3/1.0	1,028 (-11%)	10mo	$89,000	$87	57
2116 Coburn Avenue Ave	0.71mi	2/1.0 (-1)	1,081 (-6%)	2mo	$169,000	$156	48
2410 Cleveland St	0.75mi	2/1.0 (-1)	1,093 (-5%)	6mo	$40,000	$37	44
2309 Sellars St	0.71mi	3/2.0	1,273 (+10%)	5mo	$168,000	$132	43
813 Montgomery Avenue Ave	0.73mi	2/1.0 (-1)	1,112 (-4%)	13mo	$70,000	$63	43

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-19,830
• Equity at exit: $20,874

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-13,732
• Equity at exit: $12,105

Cash invested: $39,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $46

Break-even live

Break-even rent $1,084

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $125	-5% $85	+0% $46	+5% $6	+10% $-34
Rent	-10% $-45	-5% $1	+0% $46	+5% $91	+10% $136
Rate	-1.0pp $116	-0.5pp $81	base $46	+0.5pp $9	+1.0pp $-28

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-03-23
   status Active
3. 2026-01-13
   historical Active Under Contract
4. 2025-12-05
   price $140,000
5. 2025-11-19
   listed $156,000 Active
6. 2021-09-28
   soldstatus $125,000
7. 2021-09-23
   soldstatus $125,000 1316-char remark

   Show marketing remark (1316 chars)

   Checkout this 3 BR, 2 Bath home that's located within 2 minutes of downtown Ashland! When you pull up your driveway, you'll feel like you're pulling up to your own little lodge in the city! This home has 1886sqft filled with lots of character. Walk thru the door into a nice size living room, then onto the Kitchen that comes fully equipped with all appliances and is open to the seating area & family room so you can enjoy the family while whipping up dinner. Plus there's a breakfast bar where family & friends can hang out on card night! The family room has a wood burning fireplace to keep you cozy on chilly evenings. This home is larger than it looks and a must see in person, offering 3 living area's & the main floor has an area that could easily be converted to a main floor 4th BR, simply by putting up a door, plus there's a full bathroom off this area so it would make a great main floor MSTR BR. Main floor laundry room for added convenience. Outside you have a nice size fenced in side yard, along with a wraparound porch that goes all the way around the back side to the front door, it's the perfect place to watch the sun go down while having a glass of wine! New carpet throughout the first floor. Small building for storage or a workshop. There's enough room for 3-4 cars to park.

8. 2021-07-21
   listed $109,500 1316-char remark

   Show marketing remark (1316 chars)

   Checkout this 3 BR, 2 Bath home that's located within 2 minutes of downtown Ashland! When you pull up your driveway, you'll feel like you're pulling up to your own little lodge in the city! This home has 1886sqft filled with lots of character. Walk thru the door into a nice size living room, then onto the Kitchen that comes fully equipped with all appliances and is open to the seating area & family room so you can enjoy the family while whipping up dinner. Plus there's a breakfast bar where family & friends can hang out on card night! The family room has a wood burning fireplace to keep you cozy on chilly evenings. This home is larger than it looks and a must see in person, offering 3 living area's & the main floor has an area that could easily be converted to a main floor 4th BR, simply by putting up a door, plus there's a full bathroom off this area so it would make a great main floor MSTR BR. Main floor laundry room for added convenience. Outside you have a nice size fenced in side yard, along with a wraparound porch that goes all the way around the back side to the front door, it's the perfect place to watch the sun go down while having a glass of wine! New carpet throughout the first floor. Small building for storage or a workshop. There's enough room for 3-4 cars to park.

9. 2003-08-11
   soldstatus $65,000

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$437/yr (+$36/mo · 56.9%)

ⓘ 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 ≥102°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: $13,703
• − Mortgage interest: −$7,842
• − Property taxes: −$767
• − Insurance: −$700
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$4,073
• Taxable loss: −$1,872
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $997/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

+115.4% since first listed

9 events — show timeline

• 2026-05-11 Pending — AABOR
• 2026-03-23 Relisted — AABOR
• 2026-01-13 Contingent — AABOR
• 2025-12-05 Price Changed $140,000 AABOR
• 2025-11-19 Listed $156,000 AABOR
• 2021-09-28 Sold (Public Records) $125,000 Public Records
• 2021-09-23 Sold (MLS) $125,000 AABOR
• 2021-07-21 Listed $109,500 AABOR
• 2003-08-11 Sold (Public Records) $65,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $767 · -1.3% YoY. Source: county tax records.