540 Lakeview Village Dr · Prestonsburg, KY 41653

$125,000

2 bd · 2.0 ba · 2,928 sqft · SingleFamily public records · 96 Days on market

Built 1975 0.47 ac lot ↓ 23% since listing

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Situated on the grounds of Jenny Wiley State Park, this 3 bedroom, 2 bath house offers almost 3,000 sq ft of space in a secluded area with breathtaking views. Several feet of decking allows the owner/guests to enjoy the breathtaking views in all 4 seasons. Access to Dewey Lake for fishing/water sports. Only minutes from Stonecrest Golf Course, Stonecrest Baseball Complex, ARH Highlands Hospital and within 10 miles of downtown Prestonsburg.

Key facts

• Breathtaking views
• Access to dewey lake
• 0.47 acre lot

Tags

• BREATHTAKING VIEWS
• SEVERAL FEET OF DECKING
• ACCESS TO DEWEY LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-33 ($-401/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (19.1% below list).
• Recommended offer: $101k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% in Prestonsburg — 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 63/100 on livability (#327 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; 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: Prestonsburg Elementary School (math 4% / reading 18%, grade F, #645 of 676 statewide, top 96%, 649 students, 80% FRL); James D. Adams Middle School (math 17% / reading 38%, grade F, #168 of 217 statewide, top 78%, 312 students, 72% FRL); Prestonsburg High School (math 17% / reading 32%, grade F, #179 of 254 statewide, top 78%, 492 students, 60% FRL).
• Market conditions: 48 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 ($864 loan paydown + $1k appreciation (1.0% local appreciation)).
• Floyd County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $101,158 (19.1% 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 96 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 0.81% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $318
• Equity at exit: $42,795

10-year hold

• IRR: 4.9%
• Equity multiple: 1.60×
• Total profit: $21,132
• Equity at exit: $56,965

Cash invested: $35,000 (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 41653

• Home prices YoY: 0.5%
• Active inventory: 48
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-33

Break-even live

Break-even rent $1,054

Max offer price $119,091

Occupancy floor 98%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-08-04
   soldstatus $110,000
2. 2025-07-31
   status Pending
3. 2025-07-31
   soldstatus $110,000 Closed
4. 2025-07-31
   listed $110,000 Active
5. 2025-06-25
   status Pending
6. 2025-06-10
   price $125,000
7. 2025-05-13
   price $139,000
8. 2025-05-13
   status Active
9. 2025-02-25
   listed $142,500 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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,139
• − Mortgage interest: −$7,002
• − Property taxes: −$1,500
• − Insurance: −$625
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$3,636
• Taxable loss: −$2,567
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $215/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 — Prestonsburg

• Score: 63/100
• State rank: #327
• US rank: #15655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,048

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Slovak 1% Iranian 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: ▲ 1.02%
• Current HPI: 190.4943
• 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

-22.8% since first listed

9 events — show timeline

• 2025-08-04 Sold (Public Records) $110,000 Public Records
• 2025-07-31 Pending — ImagineMLS
• 2025-07-31 Listed $110,000 ImagineMLS
• 2025-07-31 Sold (MLS) $110,000 ImagineMLS
• 2025-06-25 Pending — EKAR
• 2025-06-10 Price Changed $125,000 EKAR
• 2025-05-13 Price Changed $139,000 EKAR
• 2025-05-13 Relisted — EKAR
• 2025-02-25 Listed $142,500 EKAR

Property tax history

+0.5%/yr

Latest (2025): $1,500 · +38.5% YoY. Source: county tax records.