219 Peach Orchard Dr · Pikeville, KY 41501

$199,999

6 bd · 4.0 ba · 1,424 sqft · SingleFamily public records · 86 Days on market

Built 1950 0.38 ac lot $140/sqft · 9% below area Est $212k · 6% 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).

• Cash flow +11.0/30.0
• ARV discount +10.0/15.0
• Schools +5.4/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AMAZING INVESTMENT OPPORTUNITY!! GREAT INVESTMENT FOR COLLEGE STUDENT. LIVE IN ONE AND RENT THE OTHER TO COVER COSTS!! Cash flowing duplex in the heart of Pikeville. Both units have been beautifully recently renovated and have stayed booked with Travel Nursing. Amazing breathtaking mountain views w/ huge wrap around deck. Both units come fully furnished w/ everything. Furniture, linens, utensils, appliances, TV's, supplies are all included. New HVAC, new flooring, new paint, new shower, new counter tops and back splashes, new washer/dryer & all new furnishings. Located near colleges, hospital, etc. Call today!!

Key facts

• 0.38 acre lot
• Built 1950
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (30.9% below list).
• Recommended offer: $138k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.7% in Pikeville — 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 71/100 on livability (#139 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools D, amenities F, commute F.
• Pikeville Independent (rural): math 67% / reading 63% proficiency, ranked #3 of 165 in KY (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 129 active listings in the ZIP; 4 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Pike County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $44k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $200k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,222 (30.9% 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 86 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.69% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 12.1

CMA / ARV

• ARV (median comp): $211,656
• List price: $199,999
• Delta: -5.51%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-37,889
• Equity at exit: $29,821

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-40,342
• Equity at exit: $17,292

Cash invested: $56,000 (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 41501

• Home prices YoY: -5.2%
• Active inventory: 129
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-84

Break-even live

Break-even rent $1,489

Max offer price $185,092

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-28	+0% $-84	+5% $-141	+10% $-198
Rent	-10% $-194	-5% $-139	+0% $-84	+5% $-30	+10% $25
Rate	-1.0pp $16	-0.5pp $-34	base $-84	+0.5pp $-136	+1.0pp $-189

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $199,999 Active 86 DOM
2. 2026-06-18
   days on market $199,999 Active 84 DOM
3. 2026-06-17
   days on market $199,999 Active 83 DOM
4. 2026-06-16
   days on market $199,999 Active 82 DOM
5. 2026-06-15
   days on market $199,999 Active 81 DOM
6. 2026-06-13
   days on market $199,999 Active 79 DOM
7. 2026-06-12
   days on market $199,999 Active 78 DOM
8. 2026-06-09
   days on market $199,999 Active 75 DOM
9. 2026-06-09
   price $199,999 Active 74 DOM
10. 2026-06-08
    days on market $239,000 Active 74 DOM
11. 2026-06-07
    days on market $239,000 Active 73 DOM
12. 2026-06-07
    days on market $239,000 Active 72 DOM
13. 2026-06-04
    days on market $239,000 Active 69 DOM
14. 2026-06-02
    days on market $239,000 Active 68 DOM
15. 2026-06-01
    days on market $239,000 Active 67 DOM
16. 2026-05-31
    days on market $239,000 Active 66 DOM
17. 2026-05-31
    days on market $239,000 Active 65 DOM
18. 2026-04-29
    price $239,000 624-char remark

    Show marketing remark (624 chars)

    AMAZING INVESTMENT OPPORTUNITY!! GREAT INVESTMENT FOR COLLEGE STUDENT. LIVE IN ONE AND RENT THE OTHER TO COVER COSTS!! Cash flowing duplex in the heart of Pikeville. Both units have been beautifully recently renovated and have stayed booked with Travel Nursing. Amazing breathtaking mountain views w/ huge wrap around deck. Both units come fully furnished w/ everything. Furniture, linens, utensils, appliances, TV's, supplies are all included. New HVAC, new flooring, new paint, new shower, new counter tops and back splashes, new washer/dryer & all new furnishings. Located near colleges, hospital, etc. Call today!!

19. 2026-03-26
    listed $244,000 Active 624-char remark

    Show marketing remark (624 chars)

    AMAZING INVESTMENT OPPORTUNITY!! GREAT INVESTMENT FOR COLLEGE STUDENT. LIVE IN ONE AND RENT THE OTHER TO COVER COSTS!! Cash flowing duplex in the heart of Pikeville. Both units have been beautifully recently renovated and have stayed booked with Travel Nursing. Amazing breathtaking mountain views w/ huge wrap around deck. Both units come fully furnished w/ everything. Furniture, linens, utensils, appliances, TV's, supplies are all included. New HVAC, new flooring, new paint, new shower, new counter tops and back splashes, new washer/dryer & all new furnishings. Located near colleges, hospital, etc. Call today!!

20. 2025-10-07
    listed $249,000 Active
21. 2024-01-22
    price $249,500
22. 2024-01-11
    listed $276,000 Active
23. 2023-08-08
    price $276,000
24. 2023-05-24
    listed $279,000 Active
25. 2022-07-14
    soldstatus $108,000
26. 2022-07-11
    soldstatus $108,000 Closed
27. 2022-01-12
    listed $129,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$1,190/yr (+$99/mo · 224.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,587
• − Mortgage interest: −$11,203
• − Property taxes: −$530
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,818
• Taxable loss: −$4,619
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $96/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: Pikeville Independent
• NCES district ID: 2104830
• Math proficiency: 67% ▼ -1.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $33,735
• Composite: 53.69/100
• National rank: #1426
• State rank: #3 of 165 in KY

Livability — Pikeville

• Score: 71/100
• State rank: #139
• US rank: #6715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pikeville, KY
• Population (ZIP): 23,272

Population outlook (Pike County) Hauer SSP2

• Today (2025): 55,108 people
• By 2030: 51,235 · -7.0%
• By 2040: 43,573 · -20.9%
• By 2050: 36,797 · -33.2%
• By 2075: 24,330 · -55.9%
• By 2100: 15,611 · -71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Solid R (+65.4) · D 16.8% · R 82.2%
• 2008→2024 swing: -51.6pp toward R · 2008: -13.8pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+60.7 2016: R+62.8 2012: R+50.5 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.56%
• Current HPI: 193.2408
• 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

+85.3% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $239,000 EKAR
• 2026-03-26 Listed $244,000 EKAR
• 2025-10-07 Listed $249,000 EKAR
• 2024-01-22 Price Changed $249,500 EKAR
• 2024-01-11 Listed $276,000 EKAR
• 2023-08-08 Price Changed $276,000 EKAR
• 2023-05-24 Listed $279,000 EKAR
• 2022-07-14 Sold (Public Records) $108,000 Public Records
• 2022-07-11 Sold (MLS) $108,000 EKAR
• 2022-01-12 Listed $129,000 EKAR

Property tax history

-0.8%/yr

Latest (2025): $530 · -0.8% YoY. Source: county tax records.