2553 Frankfort Pike · Georgetown, KY 40324

$195,900

2 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 26 Days on market

Built 1994 0.43 ac lot $117/sqft · 33% below area Est $290k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come view this spacious three bed, two bath, ranch home with lots of updates! Almost 1700 sq.ft. of living space that includes: updated flooring, cabinetry, paint, etc... Also, almost a half acre lot to enjoy with the outdoor living space with a view on the front porch!

Key facts

• Updated flooring
• Updated cabinetry
• Outdoor living space

Tags

• UPDATED FLOORING
• UPDATED CABINETRY
• OUTDOOR LIVING SPACE
• VIEW ON THE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $196k.

Deal economics

• At list price, monthly cash flow is $36 ($434/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 $156k (20.1% below list).
• Recommended offer: $156k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in Georgetown — 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 78/100 on livability (#75 in KY, #2,338 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D, commute F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 441 active listings in the ZIP; solid renter incomes; 546 units permitted in Scott County in 2024 (98 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.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $196k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $156,462 (20.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (median comp): $290,334
• List price: $195,900
• Delta: -32.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-29,511
• Equity at exit: $29,209

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-23,019
• Equity at exit: $16,938

Cash invested: $54,852 (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 40324

• Rents YoY: 3.0%
• Active inventory: 441
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $36

Break-even live

Break-even rent $1,519

Max offer price $195,900

Occupancy floor 93%

Sensitivity live

Price	-10% $147	-5% $92	+0% $36	+5% $-19	+10% $-75
Rent	-10% $-87	-5% $-26	+0% $36	+5% $98	+10% $160
Rate	-1.0pp $135	-0.5pp $86	base $36	+0.5pp $-15	+1.0pp $-66

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-05
   status Pending 270-char remark

   Show marketing remark (270 chars)

   Come view this spacious three bed, two bath, ranch home with lots of updates! Almost 1700 sq.ft. of living space that includes: updated flooring, cabinetry, paint, etc... Also, almost a half acre lot to enjoy with the outdoor living space with a view on the front porch!

2. 2026-05-04
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

3. 2026-04-23
   status Active 270-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

4. 2026-04-23
   price $195,900 270-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

5. 2026-04-23
   price $195,900 268-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

6. 2026-04-22
   status Active 268-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

7. 2026-04-20
   status Pending 270-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

8. 2026-04-20
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

9. 2026-04-10
   status Active 270-char remark

   Show marketing remark (268 chars)

   Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

10. 2026-04-10
    status Active 268-char remark

    Show marketing remark (268 chars)

    Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

11. 2026-04-06
    status Pending 270-char remark

    Show marketing remark (268 chars)

    Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

12. 2026-04-06
    status Pending 268-char remark

    Show marketing remark (268 chars)

    Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

13. 2026-04-02
    listed $199,900 Active 270-char remark

    Show marketing remark (268 chars)

    Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

14. 2026-04-02
    listed $199,900 Active 268-char remark

    Show marketing remark (268 chars)

    Come see this spacious three bed two bath ranch home with lots of updates! With almost 1700 sq ft of living space that includes updated flooring, cabinetry, paint, etc. Also, an almost 1/2 acre lot to enjoy with the outdoor living space with a view on the front porch!

15. 2021-04-01
    soldstatus $125,000
16. 2021-03-19
    soldstatus $125,000 Sold
17. 2021-01-18
    status Pending
18. 2021-01-08
    listed $125,000 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: $1,091 · $91/mo
• Projected year-2 tax: $1,685 · $140/mo
• Expected delta: +$594/yr (+$49/mo · 54.4%)

ⓘ 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 3/10 Moderate 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,775
• − Mortgage interest: −$10,973
• − Property taxes: −$1,091
• − Insurance: −$980
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,699
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,147/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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Georgetown

• Score: 78/100
• State rank: #75
• US rank: #2338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Scott County · 53,406 people
• City population: 53,406
• Metro: Lexington-Fayette, KY
• Population (ZIP): 53,406
• Household income: $85,110
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 993.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.49%
• Current HPI: 187.89
• Rent YoY: ▲ 3.00%
• Metro: Lexington-Fayette, KY
• 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

+56.7% since first listed

18 events — show timeline

• 2026-05-05 Pending — ImagineMLS
• 2026-05-04 Pending — Metro Search MLS
• 2026-04-23 Relisted — ImagineMLS
• 2026-04-23 Price Changed $195,900 ImagineMLS
• 2026-04-23 Price Changed $195,900 Metro Search MLS
• 2026-04-22 Relisted — Metro Search MLS
• 2026-04-20 Pending — ImagineMLS
• 2026-04-20 Pending — Metro Search MLS
• 2026-04-10 Relisted — ImagineMLS
• 2026-04-10 Relisted — Metro Search MLS
• 2026-04-06 Pending — ImagineMLS
• 2026-04-06 Pending — Metro Search MLS
• 2026-04-02 Listed $199,900 Metro Search MLS
• 2026-04-02 Listed $199,900 ImagineMLS
• 2021-04-01 Sold (Public Records) $125,000 Public Records
• 2021-03-19 Sold (MLS) $125,000 ImagineMLS
• 2021-01-18 Pending — ImagineMLS
• 2021-01-08 Listed $125,000 ImagineMLS

Property tax history

+9.3%/yr

Latest (2025): $1,091 · -1.0% YoY. Source: county tax records.