8800 Masons Ln · Prestonsburg, KY 41216

$125,000

3 bd · 2.0 ba · 1,745 sqft · SingleFamily · 80 Days on market

1.00 ac lot Est $99k · 26% over

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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 +19.1/30.0
• DSCR +6.0/10.0
• Appreciation +5.2/10.0
• 1% rule +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

* MOTIVATED SELLER * Beautifully remodeled older cottage style home conveniently located off US 23 between Paintsville and Prestonsburg. This is a beautiful home in a great location. Don't miss out. Call today.

Key facts

• 1 acre lot
• Listed 80 days

Tags

• REMODELED COTTAGE STYLE HOME
• CONVENIENTLY LOCATED OFF US 23

Property features AI

Finance

• Other: Not in a subdivision; Zoning: Residential

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Aluminum siding; Block construction
• Exterior features: Metal roof; Storage structure on property

Interior

• Kitchen: Cooktop
• Bedrooms: Total rooms: 8
• Flooring: Hardwood; Laminate
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closets; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Johnson County (rural): math 23% / reading 39% proficiency, ranked #103 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Porter Elementary School (math 17% / reading 37%, grade F, #434 of 676 statewide, top 69%, 412 students, 55% FRL); Johnson County Middle School (math 25% / reading 49%, grade F, #80 of 217 statewide, top 41%, 475 students, 61% FRL); Johnson Central High School (math 20% / reading 25%, grade F, #200 of 254 statewide, top 79%, 955 students, 61% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($864 loan paydown + $458 appreciation (0.4% local appreciation)).
• Johnson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $99,465
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8800 Mason Ln	0.01mi	3/2.0	1,745 (0%)	19mo	$100,000	$57	84
604 Ky Rt. 1100	0.23mi	3/2.0	1,971 (+13%)	15mo	$88,000	$45	55

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

Projected returns pro-forma

0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.20×
• Total profit: $6,974
• Equity at exit: $38,606

10-year hold

• IRR: 9.0%
• Equity multiple: 2.03×
• Total profit: $35,910
• Equity at exit: $48,291

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 41216

• Home prices YoY: 0.2%
• Active inventory: 5
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $133

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $219	-5% $176	+0% $133	+5% $89	+10% $46
Rent	-10% $33	-5% $83	+0% $133	+5% $182	+10% $232
Rate	-1.0pp $195	-0.5pp $164	base $133	+0.5pp $100	+1.0pp $67

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 22 events

1. 2026-06-21
   days on market $125,000 Active 80 DOM
2. 2026-06-21
   days on market $125,000 Active 79 DOM
3. 2026-06-18
   days on market $125,000 Active 77 DOM
4. 2026-06-17
   days on market $125,000 Active 76 DOM
5. 2026-06-16
   days on market $125,000 Active 75 DOM
6. 2026-06-15
   days on market $125,000 Active 74 DOM
7. 2026-06-13
   days on market $125,000 Active 72 DOM
8. 2026-06-12
   days on market $125,000 Active 71 DOM
9. 2026-06-09
   days on market $125,000 Active 68 DOM
10. 2026-06-08
    days on market $125,000 Active 67 DOM
11. 2026-06-07
    days on market $125,000 Active 66 DOM
12. 2026-06-04
    days on market $125,000 Active 62 DOM
13. 2026-06-02
    days on market $125,000 Active 61 DOM
14. 2026-06-01
    days on market $125,000 Active 60 DOM
15. 2026-05-31
    days on market $125,000 Active 59 DOM
16. 2026-05-31
    days on market $125,000 Active 58 DOM
17. 2026-05-04
    status Active
18. 2025-12-22
    status Active
19. 2025-12-02
    status Pending
20. 2025-11-10
    status Active
21. 2025-11-09
    status Pending
22. 2025-10-30
    listed $125,000 Active

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

Taxation est. · year 1

• Rental income: $15,135
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,636
• Taxable loss: −$425
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,692/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: Johnson County
• NCES district ID: 2103060
• Math proficiency: 23% ▼ -26.00%
• Reading proficiency: 39% ▼ -23.00%
• Median HH income: $34,508
• Composite: 25.49/100
• National rank: #7441
• State rank: #103 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): 1,343

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 22,330 people
• By 2030: 21,570 · -3.4%
• By 2040: 19,849 · -11.1%
• By 2050: 18,204 · -18.5%
• By 2075: 14,588 · -34.7%
• By 2100: 11,127 · -50.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+70.7) · D 14.0% · R 84.7% · Other 1.3%
• 2008→2024 swing: -29.1pp toward R · 2008: -41.6pp · 2024: -70.7pp
• All cycles: 2024: R+70.7 2020: R+67.1 2016: R+71.0 2012: R+59.5 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.37%
• Current HPI: 186.7049
• 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

6 events — show timeline

• 2026-05-04 Relisted — EKAR
• 2025-12-22 Relisted — EKAR
• 2025-12-02 Pending — EKAR
• 2025-11-10 Relisted — EKAR
• 2025-11-09 Pending — EKAR
• 2025-10-30 Listed $125,000 EKAR