1911 Washington St · Flatwoods, KY 41139

$99,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 7 Days on market

Built 1960 $107/sqft · 22% below area Est $127k · 22% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid 3 bedroom, 1 bath in Flatwoods and Russell school district. Hardwood floors and fenced back yard.

Key facts

• Fenced back yard
• Built 1960
• Listed 7 days

Tags

• FENCED BACK YARD

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Single-story entry (above grade finished area listed)
• Construction: Brick construction; Block foundation; Built area above grade: 936
• Exterior features: Level lot

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom on the downstairs/main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating
• Interior features: Master bedroom located on the main level; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.6% vs local median 3.7% in Flatwoods — 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 72/100 on livability (#125 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Russell Independent (suburban): math 40% / reading 49% proficiency, ranked #22 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Russell Primary School (486 students, 53% FRL); Russell Middle School (math 37% / reading 52%, grade D, #36 of 217 statewide, top 18%, 511 students, 44% FRL); Russell High School (math 42% / reading 47%, grade F, #21 of 254 statewide, top 10%, 668 students, 42% FRL).
• Market conditions: 42 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1960 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.00% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (median comp): $127,500
• List price: $99,900
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 Washington Street St	0.08mi	2/1.0 (-1)	952 (+2%)	2mo	$60,000	$63	87
1915 Washington Street St	0.02mi	2/1.0 (-1)	896 (-4%)	10mo	$70,000	$78	78
1213 W Collins St	0.47mi	2/1.0 (-1)	936 (0%)	4mo	$25,000	$27	70
1907 Washington St	0.14mi	3/1.0	1,065 (+14%)	6mo	$162,400	$152	65
1214 Napier St	0.42mi	2/1.0 (-1)	1,000 (+7%)	4mo	$112,200	$112	61
2307 Sonya Ct	0.55mi	3/1.0	900 (-4%)	11mo	$125,000	$139	59
906 Charles St	0.62mi	3/1.0	864 (-8%)	2mo	$149,000	$172	57
2610 Roberts St	0.64mi	3/1.0	1,008 (+8%)	1mo	$135,000	$134	57
2606 Roberts St	0.62mi	2/1.0 (-1)	949 (+1%)	9mo	$130,000	$137	56
1617 Callihan St	0.36mi	3/1.0	1,052 (+12%)	11mo	$129,900	$123	54
1501 Napier Street St	0.50mi	4/1.0 (+1)	869 (-7%)	14mo	$139,900	$161	48
2615 Roberts St	0.67mi	3/1.0	1,071 (+14%)	7mo	$138,000	$129	39

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,843
• Equity at exit: $14,895

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $12,432
• Equity at exit: $8,638

Cash invested: $27,972 (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 41139

• Home prices YoY: -6.4%
• Active inventory: 42
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $194

Break-even live

Break-even rent $756

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $251	-5% $223	+0% $194	+5% $166	+10% $138
Rent	-10% $115	-5% $155	+0% $194	+5% $234	+10% $274
Rate	-1.0pp $245	-0.5pp $220	base $194	+0.5pp $169	+1.0pp $142

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   status Active 103-char remark
2. 2026-05-11
   listed $99,900 Active 103-char remark

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$480/yr (+$40/mo · 126.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $12,024
• − Mortgage interest: −$5,596
• − Property taxes: −$379
• − Insurance: −$500
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,906
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,161/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: Russell Independent
• NCES district ID: 2105130
• Math proficiency: 40% ▼ -22.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $49,382
• Composite: 38.14/100
• National rank: #4268
• State rank: #22 of 165 in KY

Livability — Flatwoods

• Score: 72/100
• State rank: #125
• US rank: #5872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flatwoods, KY
• County: Greenup · 24,497 people
• City population: 5,527
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 8,258
• Household income: $59,550
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 4.4

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.89%
• Current HPI: 189.3977
• 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

3 events — show timeline

• 2026-05-19 Pending — AABOR
• 2026-05-13 Relisted — AABOR
• 2026-05-11 Listed $99,900 AABOR

Property tax history

+0.5%/yr

Latest (2025): $379 · +2.0% YoY. Source: county tax records.