1325 Weaver Ridge Rd · Morehead, KY 40351

$250,000

3 bd · 2.0 ba · 2,288 sqft · SingleFamily public records · 211 Days on market

Built 1974 1.07 ac lot $109/sqft · 17% below area Est $326k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your peaceful retreat in Eastern Kentucky! perfect blend of comfort, space, and quiet country living all set on 1 acre with beautiful views of rolling hills and mature trees. Step inside to find 4 spacious bedrooms and 2 full bathrooms, giving everyone plenty of room to spread out. The cozy layout flows easily from the living area to the kitchen and out to the outdoor spaces. Enjoy morning coffee on the covered front porch and unwind in the evenings on the covered back deck, where the tree-lined backdrop makes every sunset feel like a moment. What we love about this property: Brick exterior = low maintenance and long-lasting 1 acre without the "too much to handle" upkeep Country views with quick access back to town USDA area = zero down payment possibilities Property taxes can be escrowed right into your monthly payment Affordable, quiet, and move-in ready, An attached 1-car garage adds convenience and additional storage. this property offers relaxed living with views you'll love coming home to.

Key facts

• Covered front porch
• Tree lined backdrop
• Brick exterior

Tags

• COVERED FRONT PORCH
• COVERED BACK DECK
• TREE LINED BACKDROP
• BRICK EXTERIOR
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (40.2% below list).
• Recommended offer: $150k (40.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#345 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools D, housing D.
• Rowan County (rural): math 28% / reading 41% proficiency, ranked #74 of 165 in KY (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 15 units permitted in Rowan County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Rowan County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago 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.
• Current owner paid $175k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,551 (40.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 13.9

CMA / ARV

• ARV (median comp): $326,377
• List price: $250,000
• Delta: -23.40%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.9%
• Equity multiple: 0.12×
• Total profit: $-61,295
• Equity at exit: $37,276

10-year hold

• IRR: -22.7%
• Equity multiple: -0.15×
• Total profit: $-80,452
• Equity at exit: $21,615

Cash invested: $70,000 (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 40351

• Home prices YoY: -22.6%
• Active inventory: 147
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-325

Break-even live

Break-even rent $1,906

Max offer price $192,668

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-254	+0% $-325	+5% $-395	+10% $-466
Rent	-10% $-443	-5% $-384	+0% $-325	+5% $-265	+10% $-206
Rate	-1.0pp $-199	-0.5pp $-261	base $-325	+0.5pp $-389	+1.0pp $-455

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $250,000 Active 211 DOM
2. 2026-06-17
   days on market $250,000 Active 210 DOM
3. 2026-06-16
   days on market $250,000 Active 209 DOM
4. 2026-06-15
   days on market $250,000 Active 208 DOM
5. 2026-06-14
   days on market $250,000 Active 206 DOM
6. 2026-06-13
   days on market $250,000 Active 205 DOM
7. 2026-06-10
   days on market $250,000 Active 203 DOM
8. 2026-06-09
   days on market $250,000 Active 202 DOM
9. 2026-06-08
   days on market $250,000 Active 201 DOM
10. 2026-06-07
    days on market $250,000 Active 200 DOM
11. 2026-06-03
    days on market $250,000 Active 196 DOM
12. 2026-06-02
    days on market $250,000 Active 195 DOM
13. 2026-06-01
    days on market $250,000 Active 194 DOM
14. 2026-05-31
    days on market $250,000 Active 193 DOM
15. 2026-05-31
    days on market $250,000 Active 192 DOM
16. 2025-11-19
    listed $250,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to your peaceful retreat in Eastern Kentucky! perfect blend of comfort, space, and quiet country living all set on 1 acre with beautiful views of rolling hills and mature trees. Step inside to find 4 spacious bedrooms and 2 full bathrooms, giving everyone plenty of room to spread out. The cozy layout flows easily from the living area to the kitchen and out to the outdoor spaces. Enjoy morning coffee on the covered front porch and unwind in the evenings on the covered back deck, where the tree-lined backdrop makes every sunset feel like a moment. What we love about this property: Brick exterior = low maintenance and long-lasting 1 acre without the "too much to handle" upkeep Country views with quick access back to town USDA area = zero down payment possibilities Property taxes can be escrowed right into your monthly payment Affordable, quiet, and move-in ready, An attached 1-car garage adds convenience and additional storage. this property offers relaxed living with views you'll love coming home to.

17. 2021-06-25
    soldstatus $175,000 Closed 616-char remark

    Show marketing remark (616 chars)

    The Views are Priceless!...but they are included. This lovingly cared for 4 BR, 2 Ba Brick Ranch with fully finished walk-out basement will beckon you to stay a while. The covered porch will make that morning coffee or late-night chats something to dream about. Lots and lots of updates on both levels. Humongous Family room /flex space in the basement has many configuration possibilities. Large kitchen with built-in pantry to supply the consummate cooks. If you want to escape the hustle and bustle of the city and relax in the country, this is your ticket! Market is HOT!!! Bring your pre-approval and lets roll.

18. 2021-04-30
    status Pending 616-char remark

    Show marketing remark (616 chars)

    The Views are Priceless!...but they are included. This lovingly cared for 4 BR, 2 Ba Brick Ranch with fully finished walk-out basement will beckon you to stay a while. The covered porch will make that morning coffee or late-night chats something to dream about. Lots and lots of updates on both levels. Humongous Family room /flex space in the basement has many configuration possibilities. Large kitchen with built-in pantry to supply the consummate cooks. If you want to escape the hustle and bustle of the city and relax in the country, this is your ticket! Market is HOT!!! Bring your pre-approval and lets roll.

19. 2021-04-30
    status Pending 616-char remark

    Show marketing remark (616 chars)

    The Views are Priceless!...but they are included. This lovingly cared for 4 BR, 2 Ba Brick Ranch with fully finished walk-out basement will beckon you to stay a while. The covered porch will make that morning coffee or late-night chats something to dream about. Lots and lots of updates on both levels. Humongous Family room /flex space in the basement has many configuration possibilities. Large kitchen with built-in pantry to supply the consummate cooks. If you want to escape the hustle and bustle of the city and relax in the country, this is your ticket! Market is HOT!!! Bring your pre-approval and lets roll.

20. 2021-04-29
    status Pending 616-char remark

    Show marketing remark (616 chars)

    The Views are Priceless!...but they are included. This lovingly cared for 4 BR, 2 Ba Brick Ranch with fully finished walk-out basement will beckon you to stay a while. The covered porch will make that morning coffee or late-night chats something to dream about. Lots and lots of updates on both levels. Humongous Family room /flex space in the basement has many configuration possibilities. Large kitchen with built-in pantry to supply the consummate cooks. If you want to escape the hustle and bustle of the city and relax in the country, this is your ticket! Market is HOT!!! Bring your pre-approval and lets roll.

21. 2021-03-14
    status Pending 616-char remark

    Show marketing remark (616 chars)

    The Views are Priceless!...but they are included. This lovingly cared for 4 BR, 2 Ba Brick Ranch with fully finished walk-out basement will beckon you to stay a while. The covered porch will make that morning coffee or late-night chats something to dream about. Lots and lots of updates on both levels. Humongous Family room /flex space in the basement has many configuration possibilities. Large kitchen with built-in pantry to supply the consummate cooks. If you want to escape the hustle and bustle of the city and relax in the country, this is your ticket! Market is HOT!!! Bring your pre-approval and lets roll.

22. 2021-03-11
    listed $164,900 Active 616-char remark

    Show marketing remark (616 chars)

    The Views are Priceless!...but they are included. This lovingly cared for 4 BR, 2 Ba Brick Ranch with fully finished walk-out basement will beckon you to stay a while. The covered porch will make that morning coffee or late-night chats something to dream about. Lots and lots of updates on both levels. Humongous Family room /flex space in the basement has many configuration possibilities. Large kitchen with built-in pantry to supply the consummate cooks. If you want to escape the hustle and bustle of the city and relax in the country, this is your ticket! Market is HOT!!! Bring your pre-approval and lets roll.

23. 2020-09-11
    historical
24. 2020-06-27
    status Active
25. 2020-06-25
    historical
26. 2019-12-26
    listed $154,500 Active
27. 2019-08-05
    soldstatus $144,900
28. 2019-08-02
    soldstatus $144,900 Sold
29. 2019-06-18
    status Pending
30. 2019-05-29
    price $139,900
31. 2019-03-27
    listed $144,500 Active
32. 2018-01-05
    soldstatus $120,000
33. 2004-02-17
    soldstatus $120,000

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$1,060/yr (+$88/mo · 97.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,946
• − Mortgage interest: −$14,004
• − Property taxes: −$1,090
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$7,273
• Taxable loss: −$8,541
• Est. tax savings @ 24.0%: +$2,050
• After-tax cash flow: $-1,845/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: Rowan County
• NCES district ID: 2105100
• Math proficiency: 28% ▼ -19.00%
• Reading proficiency: 41% ▼ -12.00%
• Median HH income: $35,139
• Composite: 28.47/100
• National rank: #6742
• State rank: #74 of 165 in KY

Livability — Morehead

• Score: 62/100
• State rank: #345
• US rank: #16479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rowan County · 22,322 people
• City population: 22,322
• Metro: nan
• Population (ZIP): 22,322
• Household income: $51,835
• Rent vs Own: 37.6% rent · 62.4% own
• Severe rent burden: 589.0

Population outlook (Rowan County) Hauer SSP2

• Today (2025): 27,518 people
• By 2030: 29,242 · +6.3%
• By 2040: 32,949 · +19.7%
• By 2050: 37,128 · +34.9%
• By 2075: 49,130 · +78.5%
• By 2100: 59,014 · +114.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Rowan

• 2024 margin: Strong R (+27.8) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -29.8pp toward R · 2008: 2.0pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+21.0 2016: R+21.3 2012: R+7.8 2008: D+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.28%
• Current HPI: 203.0786
• Rent YoY: —
• Metro: nan
• 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

+108.3% since first listed

18 events — show timeline

• 2025-11-19 Listed $250,000 ImagineMLS
• 2021-06-25 Sold (MLS) $175,000 ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-04-30 Pending — ImagineMLS
• 2021-04-29 Pending — ImagineMLS
• 2021-03-14 Pending — ImagineMLS
• 2021-03-11 Listed $164,900 ImagineMLS
• 2020-09-11 Listing Removed — ImagineMLS
• 2020-06-27 Relisted — ImagineMLS
• 2020-06-25 Listing Removed — ImagineMLS
• 2019-12-26 Listed $154,500 ImagineMLS
• 2019-08-05 Sold (Public Records) $144,900 Public Records
• 2019-08-02 Sold (MLS) $144,900 ImagineMLS
• 2019-06-18 Pending — ImagineMLS
• 2019-05-29 Price Changed $139,900 ImagineMLS
• 2019-03-27 Listed $144,500 ImagineMLS
• 2018-01-05 Sold (Public Records) $120,000 Public Records
• 2004-02-17 Sold (Public Records) $120,000 Public Records