542 Riverside Dr · Prestonsburg, KY 41653

$28,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 10 Days on market

Built 1935 0.25 ac lot ↓ 53% since listing

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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 +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

Key facts

• 0.25 acre lot
• Built 1935
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Cap rate 34.0% vs local median 3.5% 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: 49 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 $479 of equity ($194 loan paydown + $285 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.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $7k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,000

Questions for the listing agent

1. Built in 1935 — 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 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?
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: 3.74% ✓
• Cap rate: 33.95%
• Cash-on-cash: 98.79%
• DSCR: 5.40
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 Riverside Dr	0.37mi	3/1.0 (+1)	1,380 (-4%)	8mo	$125,500	$91	64
516 Riverside Dr	0.02mi	3/2.0 (+1)	1,641 (+14%)	20mo	$144,300	$88	51
365 Mary Jane	0.53mi	3/1.0 (+1)	1,300 (-10%)	7mo	$170,000	$131	48
222 S Highland Ave	0.27mi	3/2.0 (+1)	1,230 (-15%)	20mo	$73,000	$59	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.31×
• Total profit: $41,666
• Equity at exit: $9,586

10-year hold

• IRR: —
• Equity multiple: 13.06×
• Total profit: $94,541
• Equity at exit: $12,760

Cash invested: $7,840 (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: 49
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $645

Break-even live

Break-even rent $231

Max offer price $28,000

Occupancy floor 33%

Sensitivity live

Price	-10% $661	-5% $653	+0% $645	+5% $638	+10% $630
Rent	-10% $563	-5% $604	+0% $645	+5% $687	+10% $728
Rate	-1.0pp $660	-0.5pp $653	base $645	+0.5pp $638	+1.0pp $631

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2025-05-16
   status Pending 94-char remark

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

2. 2025-05-16
   status Pending

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

3. 2025-05-16
   status Active 94-char remark

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

4. 2025-05-16
   status Active

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

5. 2025-04-25
   status Pending 94-char remark

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

6. 2025-04-25
   status Pending

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

7. 2025-04-23
   status Active

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

8. 2025-04-23
   status Active 94-char remark

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

9. 2024-12-16
   status Pending 94-char remark

   Show marketing remark (94 chars)

   Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

10. 2024-12-16
    status Pending

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

11. 2024-12-13
    price $28,000 94-char remark

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

12. 2024-12-13
    price $28,000

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

13. 2024-12-10
    status Active 94-char remark

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

14. 2024-12-10
    status Active

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

15. 2024-12-06
    status Pending 94-char remark

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

16. 2024-12-06
    status Pending

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

17. 2024-12-04
    listed $35,000 Active 94-char remark

    Show marketing remark (94 chars)

    Property being sold as-is. 3 bedroom with additional room that could be used as a 4th bedroom.

18. 2024-12-03
    listed $35,000 Active
19. 2024-11-27
    historical
20. 2024-11-11
    price $41,000
21. 2024-11-04
    price $44,500
22. 2024-10-29
    price $49,000
23. 2024-10-22
    listed $59,900 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: $285 · $24/mo
• Projected year-2 tax: $285 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 21 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: $12,572
• − Mortgage interest: −$1,568
• − Property taxes: −$285
• − Insurance: −$140
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$815
• Taxable income: $7,753
• Est. tax owed @ 24.0%: −$1,861
• After-tax cash flow: $5,885/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

• Census place: Prestonsburg, KY
• 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

-53.3% since first listed

23 events — show timeline

• 2025-05-16 Pending — EKAR
• 2025-05-16 Pending — ImagineMLS
• 2025-05-16 Relisted — EKAR
• 2025-05-16 Relisted — ImagineMLS
• 2025-04-25 Pending — EKAR
• 2025-04-25 Pending — ImagineMLS
• 2025-04-23 Relisted — ImagineMLS
• 2025-04-23 Relisted — EKAR
• 2024-12-16 Pending — EKAR
• 2024-12-16 Pending — ImagineMLS
• 2024-12-13 Price Changed $28,000 EKAR
• 2024-12-13 Price Changed $28,000 ImagineMLS
• 2024-12-10 Relisted — EKAR
• 2024-12-10 Relisted — ImagineMLS
• 2024-12-06 Pending — EKAR
• 2024-12-06 Pending — ImagineMLS
• 2024-12-04 Listed $35,000 EKAR
• 2024-12-03 Listed $35,000 ImagineMLS
• 2024-11-27 Listing Removed — ImagineMLS
• 2024-11-11 Price Changed $41,000 ImagineMLS
• 2024-11-04 Price Changed $44,500 ImagineMLS
• 2024-10-29 Price Changed $49,000 ImagineMLS
• 2024-10-22 Listed $59,900 ImagineMLS

Property tax history

-4.2%/yr

Latest (2025): $285 · +198.6% YoY. Source: county tax records.