127 S Meadows Ln · Paintsville, KY 41222

$44,900

3 bd · 1.0 ba · 960 sqft · SingleFamily · 4 Days on market

Built 1985 Poor condition 1.00 ac lot Est $31k · 46% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Appreciation +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Listing remarks

nice fixer upper good for first time buyer. located in reasonable distance to schools shopping and medical facilities.

Key facts

• 1 acre lot
• Built 1985
• Listed 3 days

Property features AI

Finance

• Other: Lot approximately 1 acre; Directions: from US 23 and 460 take Rt 23 south to Rt 825, turn left then right on Meadow Lane; sign posted

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Interior features: Laminate flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $18 ($219/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $45k).
• Cap rate 18.2% vs local median 3.2% in Paintsville — 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 73/100 on livability (#117 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment 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 $310 of loan paydown is wiped out by about $1k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.13% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.45%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $30,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2547 KY Rt. 825	0.67mi	3/1.0	1,029 (+7%)	24mo	$32,900	$32	37

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-5,839
• Equity at exit: $6,695

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-2,467
• Equity at exit: $3,882

Cash invested: $12,572 (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: 3.9×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $18

Break-even live

Break-even rent $933

Max offer price $44,900

Occupancy floor 93%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $44,900 Active 4 DOM
2. 2026-06-17
   days on market $44,900 Active 3 DOM
3. 2026-06-16
   days on market $44,900 Active 2 DOM
4. 2026-06-15
   remarks 118-char remark
5. 2026-06-15
   listed $44,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $11,469
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$5,343
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$1,306
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $267/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive repairs and renovations to become move-in ready. Immediate focus should be on exterior and interior repairs to improve curb appeal and property value.

Repairs flagged

• Major Exterior siding — Peeling paint and general disrepair
• Major Kitchen cabinets — Exposed and unfinished
• Major Bathroom plumbing — Exposed and unfinished
• Major Flooring — Worn and uneven
• Major Paint — Peeling and unfinished spaces

Value-add opportunities

• Both Landscaping and exterior repairs — Improves curb appeal and property value
• Both Kitchen and bathroom renovations — Updates essential living spaces
• Both Painting and interior repairs — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling paint and general disrepair	Major	$15,000–50,000
Kitchen cabinets · Exposed and unfinished	Major	$15,000–50,000
Bathroom plumbing · Exposed and unfinished	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Paint · Peeling and unfinished spaces	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and exterior repairs — Improves curb appeal and property value ↑
• Both Kitchen and bathroom renovations — Updates essential living spaces ↑
• Both Painting and interior repairs — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Paintsville

• Score: 73/100
• State rank: #117
• US rank: #5546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,495
• 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

1 event — show timeline

• 2026-06-14 Listed $44,900 EKAR