181 Buskirk Dr · Paintsville, KY 41260

$142,500

3 bd · 1.0 ba · 1,364 sqft · SingleFamily · 37 Days on market

Built 1976 0.34 ac lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Appreciation +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful family generously sized with numerous amenities. Featuring over 1,300 square ft and 3 BR, large living room and kitchen area. Located in Thelma, but in close proximity to city conveniences. New heating and cooling unit already purchased and scheduled to be installed.

Key facts

• New upgrades
• Open floor plan
• Huge laundry area

Tags

• HUGE LAUNDRY AREA
• OPEN FLOOR PLAN
• EXTRA STORAGE ROOM
• NEW UPGRADES
• HEATING AND COOLING UNIT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Shingle roof

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Accessible entrance; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $4 ($45/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (22.7% below list).
• Recommended offer: $110k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in Paintsville — 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 73/100 on livability (#117 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; 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: Central Elementary School (math 17% / reading 27%, grade F, #525 of 676 statewide, top 82%, 338 students, 69% 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).
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 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 $70k; list at $142k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $110,214 (22.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-22,910
• Equity at exit: $21,247

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-19,872
• Equity at exit: $12,321

Cash invested: $39,900 (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 41260

• Home prices YoY: -2.2%
• Active inventory: 4
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $4

Break-even live

Break-even rent $1,097

Max offer price $142,500

Occupancy floor 95%

Sensitivity live

Price	-10% $84	-5% $44	+0% $4	+5% $-37	+10% $-77
Rent	-10% $-83	-5% $-40	+0% $4	+5% $47	+10% $91
Rate	-1.0pp $75	-0.5pp $40	base $4	+0.5pp $-33	+1.0pp $-71

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $142,500 Active 37 DOM
2. 2026-06-21
   days on market $142,500 Active 36 DOM
3. 2026-06-18
   days on market $142,500 Active 34 DOM
4. 2026-06-17
   days on market $142,500 Active 33 DOM
5. 2026-06-16
   days on market $142,500 Active 32 DOM
6. 2026-06-15
   days on market $142,500 Active 31 DOM
7. 2026-06-13
   days on market $142,500 Active 29 DOM
8. 2026-06-12
   days on market $142,500 Active 28 DOM
9. 2026-06-09
   days on market $142,500 Active 25 DOM
10. 2026-06-08
    days on market $142,500 Active 24 DOM
11. 2026-06-07
    days on market $142,500 Active 23 DOM
12. 2026-06-04
    pricedays on market $142,500 Active 19 DOM
13. 2026-06-02
    days on market $147,500 Active 18 DOM
14. 2026-06-01
    days on market $147,500 Active 17 DOM
15. 2026-05-31
    days on market $147,500 Active 16 DOM
16. 2026-05-31
    days on market $147,500 Active 15 DOM
17. 2026-05-15
    listed $147,500 Active
18. 2024-05-31
    soldstatus $70,000 Closed 277-char remark

    Show marketing remark (277 chars)

    Wonderful family generously sized with numerous amenities. Featuring over 1,300 square ft and 3 BR, large living room and kitchen area. Located in Thelma, but in close proximity to city conveniences. New heating and cooling unit already purchased and scheduled to be installed.

19. 2024-04-29
    status Pending 277-char remark

    Show marketing remark (277 chars)

    Wonderful family generously sized with numerous amenities. Featuring over 1,300 square ft and 3 BR, large living room and kitchen area. Located in Thelma, but in close proximity to city conveniences. New heating and cooling unit already purchased and scheduled to be installed.

20. 2024-04-25
    price $84,900 277-char remark

    Show marketing remark (277 chars)

    Wonderful family generously sized with numerous amenities. Featuring over 1,300 square ft and 3 BR, large living room and kitchen area. Located in Thelma, but in close proximity to city conveniences. New heating and cooling unit already purchased and scheduled to be installed.

21. 2024-02-26
    listed $89,900 Active 277-char remark

    Show marketing remark (277 chars)

    Wonderful family generously sized with numerous amenities. Featuring over 1,300 square ft and 3 BR, large living room and kitchen area. Located in Thelma, but in close proximity to city conveniences. New heating and cooling unit already purchased and scheduled to be installed.

22. 2020-08-20
    soldstatus $30,000 141-char remark

    Show marketing remark (141 chars)

    Great starter home or Rental Investment. This home offers 3 bedroom, 1 bath, updated kitchen and Handicap assessable. Call today for showing.

23. 2019-06-05
    listed $59,000 141-char remark

    Show marketing remark (141 chars)

    Great starter home or Rental Investment. This home offers 3 bedroom, 1 bath, updated kitchen and Handicap assessable. Call today for showing.

24. 2003-11-01
    soldstatus $57,000

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$502/yr (+$42/mo · 69.3%)

ⓘ 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 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,226
• − Mortgage interest: −$7,982
• − Property taxes: −$724
• − Insurance: −$712
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$4,145
• Taxable loss: −$2,454
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $634/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 — Paintsville

• Score: 73/100
• State rank: #117
• US rank: #5546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,495
• Population (ZIP): 900

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 (84%)
• Race & ethnicity: White 84% Asian 9% Black 7%
• Common ancestry: Lithuanian 3%
• Foreign-born: 16% · Canada
• Languages at home: 90% English-only · Other Indo-European 10%

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: ▼ -3.78%
• Current HPI: 165.793
• 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

+158.8% since first listed

8 events — show timeline

• 2026-05-15 Listed $147,500 EKAR
• 2024-05-31 Sold (MLS) $70,000 EKAR
• 2024-04-29 Pending — EKAR
• 2024-04-25 Price Changed $84,900 EKAR
• 2024-02-26 Listed $89,900 EKAR
• 2020-08-20 Sold (MLS) $30,000 EKAR
• 2019-06-05 Listed $59,000 EKAR
• 2003-11-01 Sold (Public Records) $57,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $724 · +17.4% YoY. Source: county tax records.