1130 Left Fork of Little Paint · Prestonsburg, KY 41216

$150,000

2 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 284 Days on market

Built 1994 0.26 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 +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0

Listing remarks MLS

Beautiful 3 bedroom, 2 bath country style home. Hardwood floors, stainless steel appliances, new metal roof. This home is a must see!

Key facts

• Covered front porch
• Big deck
• 0.26 acre lot

Tags

• BIG DECK
• COVERED FRONT PORCH

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; Single story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Separate storage structure

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Cooktop
• Flooring: Carpet; Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Insulated windows; 7 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (29.8% below list).
• Recommended offer: $105k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 5 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 ($1k loan paydown + $550 appreciation (0.4% 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 284 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,277 (29.8% 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 284 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.70% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.69×
• Total profit: $-12,861
• Equity at exit: $46,327

10-year hold

• IRR: -0.6%
• Equity multiple: 0.93×
• Total profit: $-2,805
• Equity at exit: $57,949

Cash invested: $42,000 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-174

Break-even live

Break-even rent $1,273

Max offer price $119,282

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-131	+0% $-174	+5% $-216	+10% $-259
Rent	-10% $-257	-5% $-215	+0% $-174	+5% $-132	+10% $-91
Rate	-1.0pp $-98	-0.5pp $-136	base $-174	+0.5pp $-213	+1.0pp $-252

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $150,000 Active 284 DOM
2. 2026-06-21
   days on market $150,000 Active 283 DOM
3. 2026-06-18
   days on market $150,000 Active 281 DOM
4. 2026-06-17
   days on market $150,000 Active 280 DOM
5. 2026-06-16
   days on market $150,000 Active 279 DOM
6. 2026-06-15
   days on market $150,000 Active 278 DOM
7. 2026-06-13
   days on market $150,000 Active 276 DOM
8. 2026-06-12
   days on market $150,000 Active 275 DOM
9. 2026-06-09
   days on market $150,000 Active 272 DOM
10. 2026-06-08
    days on market $150,000 Active 271 DOM
11. 2026-06-07
    days on market $150,000 Active 270 DOM
12. 2026-06-07
    days on market $150,000 Active 269 DOM
13. 2026-06-04
    days on market $150,000 Active 266 DOM
14. 2026-06-02
    days on market $150,000 Active 265 DOM
15. 2026-06-01
    days on market $150,000 Active 264 DOM
16. 2026-05-31
    days on market $150,000 Active 263 DOM
17. 2026-05-31
    days on market $150,000 Active 262 DOM
18. 2025-09-10
    listed $150,000 Active
19. 2016-08-08
    soldstatus $90,000 133-char remark

    Show marketing remark (133 chars)

    Beautiful 3 bedroom, 2 bath country style home. Hardwood floors, stainless steel appliances, new metal roof. This home is a must see!

20. 2016-06-20
    listed $95,000 133-char remark

    Show marketing remark (133 chars)

    Beautiful 3 bedroom, 2 bath country style home. Hardwood floors, stainless steel appliances, new metal roof. This home is a must see!

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$210/yr (+$18/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 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: $12,633
• − Mortgage interest: −$8,402
• − Property taxes: −$1,080
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$4,364
• Taxable loss: −$4,782
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $-939/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): 1,343

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 (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 · 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: ▲ 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

+57.9% since first listed

3 events — show timeline

• 2025-09-10 Listed $150,000 EKAR
• 2016-08-08 Sold (MLS) $90,000 EKAR
• 2016-06-20 Listed $95,000 EKAR

Property tax history

+4.5%/yr

Latest (2025): $1,080 · -0.2% YoY. Source: county tax records.