1336 High St · Westwood, KY 41102

$69,900

2 bd · 1.0 ba · 850 sqft · SingleFamily · 28 Days on market

Built 1928 Est $70k · at est.

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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 +7.4/15.0
• 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

Charming and cozy vinyl sided cottage in nice quiet Westwood. Fenced back yard with great garage and nice storage shed. New, or new looking, Roof windows HWT! Central heat and air! Do some work on floors and you're ready to enjoy yourself or make some extra income.

Key facts

• Fenced back yard
• Central heat and air
• Great garage

Tags

• VINYL SIDED COTTAGE
• FENCED BACK YARD
• GREAT GARAGE
• NICE STORAGE SHED
• NEW ROOF
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Level topography; Directions available

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Metal roof; 850 above-grade finished area
• Exterior features: Patio; Fenced yard; Level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 $3k of equity ($483 loan paydown + $3k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.75%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $69,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1336 High St	0.00mi	2/1.0	850 (0%)	1mo	$69,900	$82	99
1336 High St St W	0.00mi	2/1.0	850 (0%)	24mo	$38,600	$45	80
624 Wheatley Rd	0.19mi	2/1.0	960 (+13%)	4mo	$153,500	$160	66
406.5 Berry Avenue Ave	0.33mi	2/2.0	952 (+12%)	21mo	$39,000	$41	43

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: 36.4%
• Equity multiple: 3.15×
• Total profit: $41,996
• Equity at exit: $35,359

10-year hold

• IRR: 35.5%
• Equity multiple: 6.28×
• Total profit: $103,306
• Equity at exit: $57,768

Cash invested: $19,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $469

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 56%

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: $17,475
• Closing costs: $2,097
• 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	0.47mi

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-08
   status Active
4. 2026-04-08
   price $69,900
5. 2025-05-06
   listed $54,900 Active

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

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 · 18 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: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,033
• Taxable income: $4,799
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,475/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

+27.3% since first listed

5 events — show timeline

• 2026-05-04 Pending — AABOR
• 2026-04-14 Contingent — AABOR
• 2026-04-08 Relisted — AABOR
• 2026-04-08 Price Changed $69,900 AABOR
• 2025-05-06 Listed $54,900 AABOR