5300 Sugar Creek Pike · Nicholasville, KY 40356

$175,000

2 bd · 1.0 ba · 946 sqft · Other public records · 30 Days on market

Built 1987 5.00 ac lot

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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).

• Cash flow +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

Key facts

• 5 acre lot
• Built 1987
• Listed 30 days

Property features AI

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public water; Lagoon sewer system; Electricity connected
• Home design: House; 1.5 stories
• Construction: Vinyl siding; Block foundation; Shingle roof; Built area approximately 1,146
• Exterior features: Shed(s); Partial wood fencing; Wooded lot with many trees

Interior

• Kitchen: Range; Refrigerator; Eat-in layout
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Forced-air heating; Electric cooling
• Interior features: Eat-in kitchen; 5 total rooms; No fireplace
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $59 ($703/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 $138k (21.3% below list).
• Recommended offer: $138k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Nicholasville — 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 66/100 on livability (#231 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Jessamine County (town): math 31% / reading 45% proficiency, ranked #37 of 165 in KY (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hattie C. Warner Elementary School (math 28% / reading 42%, grade F, #298 of 676 statewide, top 44%, 528 students, 54% FRL); East Jessamine Middle School (math 23% / reading 44%, grade F, #105 of 217 statewide, top 51%, 936 students, 56% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 496 active listings in the ZIP; 267 units permitted in Jessamine County in 2024 (9 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 $5k of value loss. Plan a longer hold.
• Jessamine County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $137,748 (21.3% 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: 0.79% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.5% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.63×
• Total profit: $-18,197
• Equity at exit: $26,093

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $17,955
• Equity at exit: $15,131

Cash invested: $49,000 (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 40356

• Home prices YoY: -18.6%
• Rents YoY: 7.5%
• Active inventory: 496
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $59

Break-even live

Break-even rent $1,303

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $158	-5% $108	+0% $59	+5% $9	+10% $-40
Rent	-10% $-50	-5% $4	+0% $59	+5% $113	+10% $167
Rate	-1.0pp $147	-0.5pp $103	base $59	+0.5pp $13	+1.0pp $-33

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $175,000 Active 30 DOM
2. 2026-06-17
   days on market $175,000 Active 29 DOM
3. 2026-06-16
   days on market $175,000 Active 28 DOM
4. 2026-06-15
   days on market $175,000 Active 27 DOM
5. 2026-06-14
   days on market $175,000 Active 25 DOM
6. 2026-06-10
   days on market $175,000 Active 22 DOM
7. 2026-06-09
   days on market $175,000 Active 21 DOM
8. 2026-06-08
   days on market $175,000 Active 20 DOM
9. 2026-06-07
   days on market $175,000 Active 19 DOM
10. 2026-06-03
    days on market $175,000 Active 15 DOM
11. 2026-06-02
    days on market $175,000 Active 14 DOM
12. 2026-06-01
    days on market $175,000 Active 13 DOM
13. 2026-05-31
    days on market $175,000 Active 12 DOM
14. 2026-05-31
    days on market $175,000 Active 11 DOM
15. 2026-05-18
    listed $175,000 Active
16. 2020-08-19
    soldstatus $85,000
17. 2020-08-12
    soldstatus $85,000 Sold 307-char remark

    Show marketing remark (307 chars)

    This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

18. 2020-08-03
    status Pending 307-char remark

    Show marketing remark (307 chars)

    This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

19. 2020-07-25
    price $99,900 307-char remark

    Show marketing remark (307 chars)

    This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

20. 2020-07-03
    status Active 307-char remark

    Show marketing remark (307 chars)

    This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

21. 2020-07-03
    status Pending 307-char remark

    Show marketing remark (307 chars)

    This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

22. 2020-06-09
    listed $109,900 Active 307-char remark

    Show marketing remark (307 chars)

    This is the place for you if you are ready to get away from it all. This property is the perfect fixer upper on 5 acres at an affordable price, or can be considered a great opportunity for an investment purchase. Inspections welcome , but selling as-is only , conventional or cash sale only. Bring an offer.

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$1,037/yr (+$86/mo · 221.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,530
• − Mortgage interest: −$9,803
• − Property taxes: −$468
• − Insurance: −$875
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$5,091
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,267/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.

Schools (NCES district)

• District: Jessamine County
• NCES district ID: 2103030
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $50,249
• Composite: 32.81/100
• National rank: #5623
• State rank: #37 of 165 in KY

Livability — Nicholasville

• Score: 66/100
• State rank: #231
• US rank: #11266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jessamine County · 45,849 people
• City population: 45,849
• Metro: Lexington-Fayette, KY
• Population (ZIP): 45,849
• Household income: $74,495
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1186.0

Population outlook (Jessamine County) Hauer SSP2

• Today (2025): 58,419 people
• By 2030: 61,468 · +5.2%
• By 2040: 66,952 · +14.6%
• By 2050: 71,357 · +22.1%
• By 2075: 80,325 · +37.5%
• By 2100: 83,848 · +43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Subsaharan African 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 1%

Political lean MEDSL · Jessamine

• 2024 margin: Solid R (+35.9) · D 31.2% · R 67.0% · Other 1.8%
• 2008→2024 swing: +1.1pp toward D · 2008: -37.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.5 2016: R+40.0 2012: R+39.9 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 270.2432
• Rent YoY: ▲ 7.50%
• 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

+59.2% since first listed

8 events — show timeline

• 2026-05-18 Listed $175,000 ImagineMLS
• 2020-08-19 Sold (Public Records) $85,000 Public Records
• 2020-08-12 Sold (MLS) $85,000 ImagineMLS
• 2020-08-03 Pending — ImagineMLS
• 2020-07-25 Price Changed $99,900 ImagineMLS
• 2020-07-03 Relisted — ImagineMLS
• 2020-07-03 Pending — ImagineMLS
• 2020-06-09 Listed $109,900 ImagineMLS