220 Panther Blvd · Auxier, KY 41222

$165,000

4 bd · 3.0 ba · 2,896 sqft · SingleFamily public records · 68 Days on market

Built 1976 3.00 ac lot Est $290k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Appreciation +3.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on the opportunity to own this large 5 bedroom 3 bathroom home. This property offers privacy and room for plenty of outdoor activities while being conveniently located between the cities of Prestonsburg and Paintsville. Call or text today to see this one for yourself.

Key facts

• 3 acre lot
• 2 garage spots
• Pool

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; 2 stories
• Construction: Wood siding; Shingle roof
• Exterior features: In-ground pool; Storage structure

Interior

• Bedrooms: Total of 14 rooms (bedroom count not specified)
• Flooring: Carpet; Concrete; Tile; Vinyl
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Accessible entrance; Garden; Porch

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $15 ($177/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 $132k (20.1% below list).
• Recommended offer: $132k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#339 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A-, housing A-; Watch: amenities F, commute F, health & safety 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: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $131,790 (20.1% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $289,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Oaklawn Est	0.38mi	4/3.0	2,860 (-1%)	13mo	$128,000	$45	69
70 Annies Ln	0.51mi	5/2.5 (+1)	2,700 (-7%)	15mo	$270,000	$100	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-25,850
• Equity at exit: $24,602

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-21,505
• Equity at exit: $14,266

Cash invested: $46,200 (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 41222

• Home prices YoY: -1.9%
• Active inventory: 14
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $15

Break-even live

Break-even rent $1,299

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $61	+0% $15	+5% $-32	+10% $-79
Rent	-10% $-89	-5% $-37	+0% $15	+5% $67	+10% $119
Rate	-1.0pp $98	-0.5pp $57	base $15	+0.5pp $-28	+1.0pp $-72

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $165,000 Active 68 DOM
2. 2026-06-21
   pricedays on market $165,000 Active 67 DOM
3. 2026-06-21
   days on market $175,000 Active 66 DOM
4. 2026-06-18
   days on market $175,000 Active 64 DOM
5. 2026-06-17
   days on market $175,000 Active 63 DOM
6. 2026-06-16
   days on market $175,000 Active 62 DOM
7. 2026-06-15
   days on market $175,000 Active 61 DOM
8. 2026-06-13
   days on market $175,000 Active 59 DOM
9. 2026-06-12
   days on market $175,000 Active 58 DOM
10. 2026-06-09
    days on market $175,000 Active 55 DOM
11. 2026-06-08
    days on market $175,000 Active 54 DOM
12. 2026-06-07
    days on market $175,000 Active 53 DOM
13. 2026-06-04
    days on market $175,000 Active 49 DOM
14. 2026-06-02
    days on market $175,000 Active 48 DOM
15. 2026-06-01
    days on market $175,000 Active 47 DOM
16. 2026-05-31
    days on market $175,000 Active 46 DOM
17. 2026-05-31
    days on market $175,000 Active 45 DOM
18. 2026-04-15
    listed $189,000 Active
19. 2025-02-24
    soldstatus $129,000
20. 2025-02-14
    soldstatus $129,000 Closed 283-char remark

    Show marketing remark (283 chars)

    Don't miss out on the opportunity to own this large 5 bedroom 3 bathroom home. This property offers privacy and room for plenty of outdoor activities while being conveniently located between the cities of Prestonsburg and Paintsville. Call or text today to see this one for yourself.

21. 2024-12-07
    status Pending 283-char remark

    Show marketing remark (283 chars)

    Don't miss out on the opportunity to own this large 5 bedroom 3 bathroom home. This property offers privacy and room for plenty of outdoor activities while being conveniently located between the cities of Prestonsburg and Paintsville. Call or text today to see this one for yourself.

22. 2024-10-21
    listed $129,000 Active 283-char remark

    Show marketing remark (283 chars)

    Don't miss out on the opportunity to own this large 5 bedroom 3 bathroom home. This property offers privacy and room for plenty of outdoor activities while being conveniently located between the cities of Prestonsburg and Paintsville. Call or text today to see this one for yourself.

23. 2023-03-03
    soldstatus $108,500 Closed 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

24. 2023-01-27
    status Pending 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

25. 2023-01-05
    status Active 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

26. 2022-12-13
    status Pending 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

27. 2022-12-07
    status Active 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

28. 2022-11-21
    status Pending 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

29. 2022-11-15
    listed $125,000 Active 291-char remark

    Show marketing remark (291 chars)

    PRIVATE AND SPACIOUS, you'll find this home nestled in the woods and offering 5 bedrooms, 3 baths, 2765 sq. ft. , with a 576 sq. ft. garage with an in ground pool and in walking distance to Porter Elementary. Home comes with 3 acres perfect for your growing family. Call Today for a viewing!

30. 1992-03-01
    soldstatus $133,000

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$310/yr (+$26/mo · 28.0%)

ⓘ 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 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: $15,815
• − Mortgage interest: −$9,243
• − Property taxes: −$1,109
• − Insurance: −$825
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,800
• Taxable loss: −$2,692
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $823/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 — Auxier

• Score: 62/100
• State rank: #339
• US rank: #16098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,655

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% Two or more races 1%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 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: ▼ -3.78%
• Current HPI: 190.8111
• 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

+42.1% since first listed

13 events — show timeline

• 2026-04-15 Listed $189,000 EKAR
• 2025-02-24 Sold (Public Records) $129,000 Public Records
• 2025-02-14 Sold (MLS) $129,000 EKAR
• 2024-12-07 Pending — EKAR
• 2024-10-21 Listed $129,000 EKAR
• 2023-03-03 Sold (MLS) $108,500 EKAR
• 2023-01-27 Pending — EKAR
• 2023-01-05 Relisted — EKAR
• 2022-12-13 Pending — EKAR
• 2022-12-07 Relisted — EKAR
• 2022-11-21 Pending — EKAR
• 2022-11-15 Listed $125,000 EKAR
• 1992-03-01 Sold (Public Records) $133,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,109 · -0.2% YoY. Source: county tax records.