132 Lincoln St · Nicholasville, KY 40356

$220,000

3 bd · 1.0 ba · 1,408 sqft · Other public records · 144 Days on market

Built 2008 0.67 ac lot

---

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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is being sold as-is and offers tremendous potential for investors, builders, or families seeking a large parcel of land to enjoy and customize to their vision. Additional photos coming soon

Key facts

• 0.67 acre lot
• Parking
• Built 2008

Property features AI

Finance

• Other: Property listed by Diamond Key REALTORS
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Electricity connected; One HVAC unit
• Home design: Single-story ranch; Residential property
• Construction: Built in 2008; Shingle roof; Crawl space foundation
• Exterior features: Dead-end lot; Full chain link fencing

Interior

• Bedrooms: Four bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms, both on the first floor
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Seven total rooms; Living room; Sitting room; No basement
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $180k (18.3% below list).
• Recommended offer: $180k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-, schools D, amenities 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.
• Market conditions: Rents rising fast (+7.5%/yr); 496 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 144 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $220k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $179,726 (18.3% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 10.2

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-20,631
• Equity at exit: $32,803

10-year hold

• IRR: 5.3%
• Equity multiple: 1.46×
• Total profit: $28,457
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $104

Break-even live

Break-even rent $1,666

Max offer price $220,000

Occupancy floor 89%

Sensitivity live

Price	-10% $228	-5% $166	+0% $104	+5% $42	+10% $-21
Rent	-10% $-38	-5% $33	+0% $104	+5% $175	+10% $246
Rate	-1.0pp $215	-0.5pp $160	base $104	+0.5pp $47	+1.0pp $-11

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Elm St Nicholasville, KY	4.0	1.0	1176	$1,500	$1.28	24d	1	0.19mi
516 S Main St Unit 1 Nicholasville, KY	3.0	2.5	1454	$1,850	$1.27	24d	1	0.20mi
300 Finlaine PL Nicholasville, KY	1.0–2.0	1.0–2.5	1130	$2,000	$1.77	14d	7	0.25mi
136 Lowell Ct Nicholasville, KY	3.0	2.5	1480	$1,750	$1.18	24d	1	0.61mi
238 Lakeview Dr Nicholasville, KY	2.0	2.0	1044	$1,100	$1.05	24d	1	0.89mi
443 Edgewood Dr Unit 5 Nicholasville, KY	3.0	1.0	1100	$1,300	$1.18	14d	1	1.03mi
108 Winners Cir Nicholasville, KY	3.0	2.0	1641	$2,100	$1.28	21d	1	1.03mi
404 Virginia Ln Nicholasville, KY	3.0	2.0	1775	$2,300	$1.30	24d	1	1.31mi
1140 Orchard Dr Nicholasville, KY	3.0	2.0	1519	$2,695	$1.77	24d	1	1.35mi
101 Rainbow Dr Nicholasville, KY	3.0	2.0	1400	$1,895	$1.35	14d	1	1.37mi
209 Mary Rose Ln Nicholasville, KY	3.0	2.0	1400	$1,650	$1.18	14d	1	1.45mi
154 Garnet Dr Nicholasville, KY	2.0	2.0	1172	$1,600	$1.37	24d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $220,000 Active 144 DOM
2. 2026-06-17
   days on market $220,000 Active 143 DOM
3. 2026-06-16
   days on market $220,000 Active 142 DOM
4. 2026-06-15
   days on market $220,000 Active 141 DOM
5. 2026-06-14
   days on market $220,000 Active 139 DOM
6. 2026-06-10
   days on market $220,000 Active 136 DOM
7. 2026-06-09
   days on market $220,000 Active 135 DOM
8. 2026-06-08
   days on market $220,000 Active 134 DOM
9. 2026-06-07
   days on market $220,000 Active 133 DOM
10. 2026-06-03
    days on market $220,000 Active 129 DOM
11. 2026-06-02
    days on market $220,000 Active 128 DOM
12. 2026-06-01
    days on market $220,000 Active 127 DOM
13. 2026-05-31
    days on market $220,000 Active 126 DOM
14. 2026-05-31
    days on market $220,000 Active 125 DOM
15. 2026-05-09
    price $220,000
16. 2026-01-16
    listed $260,000 Active
17. 2008-09-15
    soldstatus $80,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,044/yr (+$87/mo · 123.1%)

ⓘ 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 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: $21,567
• − Mortgage interest: −$12,323
• − Property taxes: −$848
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$6,400
• Taxable loss: −$2,555
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $1,859/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

• Census place: Nicholasville, KY
• 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

+175.0% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $220,000 Metro Search MLS
• 2026-01-16 Listed $260,000 Metro Search MLS
• 2008-09-15 Sold (Public Records) $80,000 Public Records