127 S Meadows Ln

Paintsville, KY 41222

$44,900C+

3 bd · 1.0 ba · 960 sqft · Built 1985 · SingleFamily · Active · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $956/mo
• Mortgage (P&I): −$235
• Tax + insurance: −$501
• HOA: −$0
• Vac / Maint / Mgmt: −$201
• Net cashflow: $18/mo
• Annual: $219/yr
• Cap rate: 18.18%
• Cash-on-cash: 42.45%
• DSCR: 2.89
• 1% rule: 2.13%
• Cash to close: $12,572

Investor read

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.
• 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).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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.
• Watch-outs: flood insurance adds $427/mo.
• 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.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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