102 Hansons Path · Georgetown, KY 40324

$199,000

3 bd · 1.5 ba · 2,654 sqft · Townhouse public records · 97 Days on market

Built 2007 3,484 sqft lot $75/sqft · 65% below area Est $273k · 27% under

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Why this score? — see what drove the B 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located minutes from Downtown, This cute 1/2 Duplex with three bedrooms and one and half baths could be yours!!! With one car attached garage and patio, this home is ready to be loved and enjoyed. Don't miss out on this one!!!! Come see TODAY

Key facts

• Garage
• Built 2007
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).
• This rent runs 32% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Recommended offer $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $272,704
• List price: $199,000
• Delta: -27.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,077
• Equity at exit: $29,672

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $45,906
• Equity at exit: $17,206

Cash invested: $55,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $539

Break-even live

Break-even rent $1,596

Max offer price $199,000

Occupancy floor 71%

Sensitivity live

Price	-10% $652	-5% $596	+0% $539	+5% $483	+10% $427
Rent	-10% $359	-5% $449	+0% $539	+5% $629	+10% $720
Rate	-1.0pp $640	-0.5pp $590	base $539	+0.5pp $488	+1.0pp $435

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Paynes Landing Blvd Georgetown, KY	3.0	2.0	2072	$2,250	$1.09	44d	1	0.72mi
444 General John Payne Blvd Georgetown, KY	4.0	3.5	3600	$3,150	$0.88	44d	1	0.90mi

Listing history 26 events

1. 2026-06-18
   status $199,000 Pending 97 DOM
2. 2026-06-17
   days on market $199,000 Active 97 DOM
3. 2026-06-16
   days on market $199,000 Active 96 DOM
4. 2026-06-15
   price $199,000 Active 95 DOM
5. 2026-06-15
   days on market $200,500 Active 95 DOM
6. 2026-06-14
   days on market $200,500 Active 93 DOM
7. 2026-06-10
   days on market $200,500 Active 90 DOM
8. 2026-06-09
   days on market $200,500 Active 89 DOM
9. 2026-06-08
   days on market $200,500 Active 88 DOM
10. 2026-06-07
    days on market $200,500 Active 87 DOM
11. 2026-06-05
    days on market $200,500 Active 84 DOM
12. 2026-06-03
    days on market $200,500 Active 83 DOM
13. 2026-06-02
    days on market $200,500 Active 82 DOM
14. 2026-06-01
    days on market $200,500 Active 81 DOM
15. 2026-05-31
    days on market $200,500 Active 80 DOM
16. 2026-05-31
    days on market $200,500 Active 79 DOM
17. 2026-03-10
    listed $208,000 Active 242-char remark

    Show marketing remark (242 chars)

    Located minutes from Downtown, This cute 1/2 Duplex with three bedrooms and one and half baths could be yours!!! With one car attached garage and patio, this home is ready to be loved and enjoyed. Don't miss out on this one!!!! Come see TODAY

18. 2023-04-19
    soldstatus $187,000
19. 2022-05-23
    soldstatus $185,000
20. 2022-05-13
    soldstatus $185,000 Closed 623-char remark

    Show marketing remark (623 chars)

    Renovated townhome located minutes from downtown Georgetown, I-75 and many restaurants/attractions. This three bedroom and 1.5 bath offers a first floor with a nice living room, kitchen w/ updated white cabinetry, powder room & laundry closet. The 2nd floor offers three bedrooms, a full bath and a loft area with a work desk perfect for kids or a work from home parent! The seller has made the following updates: drywall repairs/paint throughout, new LVP flooring installed on the 1st floor and updated roof. In addition, this home provides an one car attached garage! Set your showing now before it is too late!!

21. 2022-04-20
    status Pending 623-char remark

    Show marketing remark (623 chars)

    Renovated townhome located minutes from downtown Georgetown, I-75 and many restaurants/attractions. This three bedroom and 1.5 bath offers a first floor with a nice living room, kitchen w/ updated white cabinetry, powder room & laundry closet. The 2nd floor offers three bedrooms, a full bath and a loft area with a work desk perfect for kids or a work from home parent! The seller has made the following updates: drywall repairs/paint throughout, new LVP flooring installed on the 1st floor and updated roof. In addition, this home provides an one car attached garage! Set your showing now before it is too late!!

22. 2022-04-20
    historical Contingent 623-char remark

    Show marketing remark (623 chars)

    Renovated townhome located minutes from downtown Georgetown, I-75 and many restaurants/attractions. This three bedroom and 1.5 bath offers a first floor with a nice living room, kitchen w/ updated white cabinetry, powder room & laundry closet. The 2nd floor offers three bedrooms, a full bath and a loft area with a work desk perfect for kids or a work from home parent! The seller has made the following updates: drywall repairs/paint throughout, new LVP flooring installed on the 1st floor and updated roof. In addition, this home provides an one car attached garage! Set your showing now before it is too late!!

23. 2022-04-04
    status Active 623-char remark

    Show marketing remark (623 chars)

    Renovated townhome located minutes from downtown Georgetown, I-75 and many restaurants/attractions. This three bedroom and 1.5 bath offers a first floor with a nice living room, kitchen w/ updated white cabinetry, powder room & laundry closet. The 2nd floor offers three bedrooms, a full bath and a loft area with a work desk perfect for kids or a work from home parent! The seller has made the following updates: drywall repairs/paint throughout, new LVP flooring installed on the 1st floor and updated roof. In addition, this home provides an one car attached garage! Set your showing now before it is too late!!

24. 2022-02-23
    historical Contingent 623-char remark

    Show marketing remark (623 chars)

    Renovated townhome located minutes from downtown Georgetown, I-75 and many restaurants/attractions. This three bedroom and 1.5 bath offers a first floor with a nice living room, kitchen w/ updated white cabinetry, powder room & laundry closet. The 2nd floor offers three bedrooms, a full bath and a loft area with a work desk perfect for kids or a work from home parent! The seller has made the following updates: drywall repairs/paint throughout, new LVP flooring installed on the 1st floor and updated roof. In addition, this home provides an one car attached garage! Set your showing now before it is too late!!

25. 2022-02-22
    listed $179,900 Active 623-char remark

    Show marketing remark (623 chars)

    Renovated townhome located minutes from downtown Georgetown, I-75 and many restaurants/attractions. This three bedroom and 1.5 bath offers a first floor with a nice living room, kitchen w/ updated white cabinetry, powder room & laundry closet. The 2nd floor offers three bedrooms, a full bath and a loft area with a work desk perfect for kids or a work from home parent! The seller has made the following updates: drywall repairs/paint throughout, new LVP flooring installed on the 1st floor and updated roof. In addition, this home provides an one car attached garage! Set your showing now before it is too late!!

26. 2016-06-02
    soldstatus $610,000

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$97/yr (+$8/mo · 6.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $27,350
• − Mortgage interest: −$11,147
• − Property taxes: −$1,615
• − Insurance: −$995
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$5,789
• Taxable income: $3,428
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $5,651/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

• Census place: Georgetown, KY
• 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

-65.9% since first listed

10 events — show timeline

• 2026-03-10 Listed $208,000 ImagineMLS
• 2023-04-19 Sold (Public Records) $187,000 Public Records
• 2022-05-23 Sold (Public Records) $185,000 Public Records
• 2022-05-13 Sold (MLS) $185,000 ImagineMLS
• 2022-04-20 Pending — ImagineMLS
• 2022-04-20 Contingent — ImagineMLS
• 2022-04-04 Relisted — ImagineMLS
• 2022-02-23 Contingent — ImagineMLS
• 2022-02-22 Listed $179,900 ImagineMLS
• 2016-06-02 Sold (Public Records) $610,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,615 · -1.0% YoY. Source: county tax records.