220 Panther Blvd

Auxier, KY 41222

$165,000D+

4 bd · 3.0 ba · 2,896 sqft · Built 1976 · SingleFamily · Active · 68 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,318/mo
• Mortgage (P&I): −$865
• Tax + insurance: −$161
• HOA: −$0
• Vac / Maint / Mgmt: −$277
• Net cashflow: $15/mo
• Annual: $177/yr
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• 1% rule: 0.80%
• Cash to close: $46,200

Investor read

• This is a 4-bed/3.0-bath single-family listed at $165k.
• 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).
• It's been on market 68 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $132k (20.1% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Johnson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.