144 Bee Rd · Prestonsburg, KY 41653

$104,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 40 Days on market

Built 1995 0.32 ac lot

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Appreciation +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Excellent value-add opportunity on a corner lot in a small, quiet neighborhood near Prestonsburg. Ranch style home with strong upside for Investors targeting an FHA resale after light to moderate renovation.

Key facts

• Ranch home
• Peaceful location
• Corner lot

Tags

• RANCH HOME
• CORNER LOT
• PEACEFUL LOCATION

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Entry-side parking
• Utilities: Electricity connected; One HVAC unit for heating and one for cooling
• Home design: Single-family ranch-style home; One story; Built in 1995; Entry on the side
• Construction: Vinyl siding exterior; Shingle roof; Crawl space foundation
• Exterior features: Corner lot; No fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Seven total rooms; No basement; Den on the first floor; Living room on the first floor; Dining room on the first floor
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.3% 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: schools D, amenities F, commute 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.
• Market conditions: 49 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 ($725 loan paydown + $1k appreciation (1.0% local appreciation)).
• Floyd County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

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 $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $65,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Conley Fork Rd	0.50mi	3/1.0	1,456 (-10%)	2mo	$60,000	$41	55

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

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.29×
• Total profit: $8,483
• Equity at exit: $35,913

10-year hold

• IRR: 9.9%
• Equity multiple: 2.21×
• Total profit: $35,610
• Equity at exit: $47,805

Cash invested: $29,372 (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 41653

• Home prices YoY: 0.5%
• Active inventory: 49
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $100

Break-even live

Break-even rent $981

Max offer price $104,900

Occupancy floor 86%

Sensitivity live

Price	-10% $160	-5% $130	+0% $100	+5% $70	+10% $41
Rent	-10% $13	-5% $56	+0% $100	+5% $144	+10% $188
Rate	-1.0pp $153	-0.5pp $127	base $100	+0.5pp $73	+1.0pp $45

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $104,900 Active 40 DOM
2. 2026-06-18
   days on market $104,900 Active 38 DOM
3. 2026-06-17
   days on market $104,900 Active 37 DOM
4. 2026-06-16
   days on market $104,900 Active 36 DOM
5. 2026-06-15
   days on market $104,900 Active 35 DOM
6. 2026-06-13
   days on market $104,900 Active 33 DOM
7. 2026-06-12
   days on market $104,900 Active 32 DOM
8. 2026-06-09
   days on market $104,900 Active 29 DOM
9. 2026-06-08
   days on market $104,900 Active 28 DOM
10. 2026-06-07
    days on market $104,900 Active 27 DOM
11. 2026-06-07
    pricedays on market $104,900 Active 26 DOM
12. 2026-06-04
    days on market $119,900 Active 23 DOM
13. 2026-06-02
    days on market $119,900 Active 22 DOM
14. 2026-06-01
    days on market $119,900 Active 21 DOM
15. 2026-05-31
    days on market $119,900 Active 20 DOM
16. 2026-05-31
    days on market $119,900 Active 19 DOM
17. 2026-05-11
    listed $119,900 Active

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 21 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: $13,297
• − Mortgage interest: −$5,876
• − Property taxes: −$1,380
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,052
• Taxable loss: −$460
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,312/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): 11,048

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Scotch-Irish 1% Slovak 1% Iranian 1%
• Foreign-born: 0%

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: ▲ 1.02%
• Current HPI: 190.4943
• 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

1 event — show timeline

• 2026-05-11 Listed $119,900 Metro Search MLS

Property tax history

-2.8%/yr

Latest (2025): $1,380 · -0.2% YoY. Source: county tax records.