215 Mink Br · McDowell, KY 41635

$105,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 263 Days on market

Built 1998 0.40 ac lot ↓ 2% 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1.5-bath home, offering comfort and convenience in a peaceful setting. The property features an attached 2-car garage plus a carport, giving you plenty of space for vehicles and storage. Enjoy the fully fenced yard, perfect for children, pets, or outdoor entertaining. Accessibility is made easy with a wheelchair-friendly ramp leading to the front porch. Inside, you'll find a well-kept home with a practical layout and cozy living spaces. Call today to set up your private showing!

Key facts

• Attached garage
• Carport
• Fully fenced yard

Tags

• ATTACHED GARAGE
• CARPORT
• FULLY FENCED YARD
• WHEELCHAIR-FRIENDLY RAMP

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single Family Residence; Residential property
• Construction: Vinyl siding
• Exterior features: Metal roof; Lot of approximately 0.4 acre

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: 7 total rooms; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#438 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Floyd County (rural): math 13% / reading 32% proficiency, ranked #157 of 165 in KY (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Betsy Layne High School (math 12% / reading 27%, grade F, #213 of 254 statewide, top 86%, 407 students, 74% FRL).
• Market conditions: 15 active listings in the ZIP; 5 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($732 loan paydown + $2k appreciation (1.5% local appreciation)).
• Floyd County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.03% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.46×
• Total profit: $13,656
• Equity at exit: $38,911

10-year hold

• IRR: 12.3%
• Equity multiple: 2.58×
• Total profit: $46,760
• Equity at exit: $53,914

Cash invested: $29,652 (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 41635

• Home prices YoY: 1.9%
• Active inventory: 15
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $142

Break-even live

Break-even rent $913

Max offer price $105,900

Occupancy floor 82%

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,900 Active 263 DOM
2. 2026-06-17
   days on market $105,900 Active 262 DOM
3. 2026-06-16
   days on market $105,900 Active 261 DOM
4. 2026-06-15
   days on market $105,900 Active 260 DOM
5. 2026-06-13
   days on market $105,900 Active 258 DOM
6. 2026-06-12
   days on market $105,900 Active 257 DOM
7. 2026-06-09
   days on market $105,900 Active 254 DOM
8. 2026-06-08
   days on market $105,900 Active 253 DOM
9. 2026-06-07
   days on market $105,900 Active 252 DOM
10. 2026-06-07
    days on market $105,900 Active 251 DOM
11. 2026-06-04
    days on market $105,900 Active 248 DOM
12. 2026-06-02
    days on market $105,900 Active 247 DOM
13. 2026-06-01
    days on market $105,900 Active 246 DOM
14. 2026-05-31
    days on market $105,900 Active 245 DOM
15. 2026-05-31
    days on market $105,900 Active 244 DOM
16. 2026-03-14
    price $105,900
17. 2025-12-31
    price $106,900
18. 2025-09-29
    listed $108,500 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: $660 · $55/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$251/yr (+$21/mo · 38.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,115
• − Mortgage interest: −$5,932
• − Property taxes: −$660
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,081
• Taxable income: $17
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,705/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: Floyd County
• NCES district ID: 2101950
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 32% ▼ -25.00%
• Median HH income: $29,638
• Composite: 17.97/100
• National rank: #8988
• State rank: #157 of 165 in KY

Livability — McDowell

• Score: 58/100
• State rank: #438
• US rank: #21540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 196
• Population (ZIP): 3,314

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 33,016 people
• By 2030: 30,683 · -7.1%
• By 2040: 25,378 · -23.1%
• By 2050: 21,013 · -36.4%
• By 2075: 14,361 · -56.5%
• By 2100: 10,464 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+59.2) · D 19.6% · R 78.8% · Other 1.7%
• 2008→2024 swing: -57.9pp toward R · 2008: -1.3pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+51.2 2016: R+48.3 2012: R+33.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.50%
• Current HPI: 81.8896
• 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

-2.4% since first listed

3 events — show timeline

• 2026-03-14 Price Changed $105,900 EKAR
• 2025-12-31 Price Changed $106,900 EKAR
• 2025-09-29 Listed $108,500 EKAR

Property tax history

+5.0%/yr

Latest (2025): $660 · -0.2% YoY. Source: county tax records.