2108 Harrodsburg Rd · Lexington-Fayette, KY 40503

$200,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 10 Days on market

Built 1957 10,367 sqft lot Est $286k · 30% under

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional real estate opportunity is coming to Lexington. On Tuesday, June 30, 2026, at 12:00 PM EST, the Central Kentucky Multi-Property Investment Auction will take place live at The Campbell House (1375 S. Broadway, Lexington, KY 40503), parking will be in the back of The Campbell House. Simultaneous online bidding available. This is a true Absolute Auction, meaning every property sells to the highest bidder regardless of price. All properties are offered AS-IS, WHERE-IS with no contingencies. A buyer's premium will be added to the final bid, and a non-refundable earnest money deposit is required. Successful bidders must close on or before July 24, 2026. Do not miss this rare chance

Key facts

• 0.24 acre lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Attached garage that faces the front; Has garage
• Utilities: Public sewer
• Home design: Single-story house
• Construction: Brick veneer exterior; Block foundation; Built area approximately 1,236
• Exterior features: Neighborhood view; Public water

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Fireplace; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $23 ($279/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 $169k (15.7% below list).
• Recommended offer: $169k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Lexington-Fayette — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Fayette County (urban): math 35% / reading 45% proficiency, ranked #27 of 165 in KY (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clays Mill Elementary School (math 56% / reading 58%, grade C+, #47 of 676 statewide, top 8%, 517 students, 29% FRL); Jessie M Clark Middle School (math 39% / reading 54%, grade D+, #28 of 217 statewide, top 13%, 1,044 students, 34% FRL); Lafayette High School (math 47% / reading 54%, grade D+, #10 of 254 statewide, top 4%, 2,432 students, 38% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 78 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,036 units permitted in Fayette County in 2024 (542 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.
• Fayette County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,567 (15.7% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $285,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Clays Mill Rd	0.33mi	3/1.0	1,218 (-2%)	4mo	$295,000	$242	79
2124 Cypress Dr	0.34mi	3/2.0	1,260 (+2%)	3mo	$258,000	$205	75
660 Sheridan Dr	0.25mi	3/2.0	1,171 (-5%)	2mo	$363,000	$310	74
506 Lone Oak Dr	0.52mi	3/1.0	1,188 (-4%)	6mo	$235,000	$198	64
2351 Tulsa Rd	0.43mi	3/2.0	1,134 (-8%)	2mo	$258,500	$228	61
2127 Jasmine Dr	0.57mi	3/2.0	1,203 (-3%)	6mo	$324,900	$270	60
631 Cardinal Ln	0.31mi	3/2.0	1,380 (+12%)	5mo	$330,000	$239	58
845 Furlong Dr	0.53mi	3/1.0	1,080 (-13%)	4mo	$239,900	$222	51
503 Lone Oak Dr	0.54mi	2/1.5 (-1)	1,106 (-10%)	1mo	$287,225	$260	50
738 Della Dr	0.59mi	3/1.0	1,092 (-12%)	4mo	$252,600	$231	50
708 Cheryl Ln	0.53mi	3/2.0	1,420 (+15%)	1mo	$324,950	$229	45
1949 Beacon Hill Rd	0.62mi	3/2.0	1,402 (+13%)	5mo	$315,000	$225	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.4% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-28,541
• Equity at exit: $29,821

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-12,863
• Equity at exit: $17,292

Cash invested: $56,000 (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 40503

• Rents YoY: 4.4%
• Active inventory: 78
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $23

Break-even live

Break-even rent $1,656

Max offer price $200,000

Occupancy floor 94%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Garden Springs Dr Lexington, KY	1.0–2.0	1.0	712	$1,150	$1.61	21d	9	0.29mi
872 Tearose Dr Lexington, KY	3.0	1.0	975	$1,595	$1.64	23d	1	0.48mi
2209 Jasmine Dr Lexington, KY	4.0	1.0	1175	$1,800	$1.53	23d	1	0.65mi
510 Hill N Dale Rd Lexington, KY	4.0	1.0	1358	$1,750	$1.29	23d	1	0.78mi
1929 Alexandria Dr Lexington, KY	3.0	2.0	1304	$2,145	$1.64	23d	1	0.88mi
476 Bob O Link Dr Unit B Lexington, KY	2.0	1.0	1002	$1,300	$1.30	23d	1	0.95mi
2044 Georgian Way Lexington, KY	1.0–3.0	1.0–2.0	945	$1,525	$1.61	14d	11	1.08mi
1728 Shenandoah Dr Lexington, KY	3.0	1.0	1125	$1,650	$1.47	14d	1	1.16mi
246 Hill N Dale Rd Lexington, KY	4.0	2.0	1365	$2,300	$1.68	21d	1	1.19mi
342 Waller Ave Lexington, KY	1.0–2.0	1.0–1.5	720	$1,400	$1.94	23d	1	1.22mi
1720 Traveller Rd Lexington, KY	3.0	2.0	1287	$1,950	$1.52	23d	1	1.35mi
1489 Elizabeth St Lexington, KY	2.0	1.0	1182	$1,950	$1.65	14d	1	1.36mi
1729 Nicholasville Rd Unit 1737-313 Lexington, KY	2.0	1.0	741	$1,800	$2.43	23d	1	1.37mi
120 Burley Ave Lexington, KY	3.0	1.0	928	$1,500	$1.62	23d	1	1.40mi
1100 Horsemans Ln Lexington, KY	3.0	2.0	1250	$1,500	$1.20	23d	1	1.42mi
1100 Horsemans Ln Unit HM37 Lexington, KY	3.0	2.5	1500	$1,500	$1.00	23d	1	1.42mi
1901 Nicholasville Rd Unit 2 Lexington, KY	2.0	1.0	1100	$1,450	$1.32	23d	1	1.43mi
261 Simpson Ave Lexington, KY	3.0	2.0	1025	$1,710	$1.67	14d	1	1.48mi
1618 Alexandria Dr Lexington, KY	2.0	1.0	810	$985	$1.22	23d	1	1.49mi
1618 Alexandria Dr Lexington, KY	2.0	1.0	810	$985	$1.22	14d	1	1.49mi
1079 Duncan Ave Lexington, KY	3.0	1.0	1175	$1,950	$1.66	23d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $200,000 Active 10 DOM
2. 2026-06-17
   days on market $200,000 Active 9 DOM
3. 2026-06-16
   days on market $200,000 Active 8 DOM
4. 2026-06-15
   days on market $200,000 Active 7 DOM
5. 2026-06-14
   days on market $200,000 Active 5 DOM
6. 2026-06-13
   days on market $200,000 Active 4 DOM
7. 2026-06-10
   days on market $200,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $200,000 Active 1 DOM

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$271/yr (+$23/mo · 18.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,228
• − Mortgage interest: −$11,203
• − Property taxes: −$1,449
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$5,818
• Taxable loss: −$3,145
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,034/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: Fayette County
• NCES district ID: 2101860
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $49,245
• Composite: 34.38/100
• National rank: #5211
• State rank: #27 of 165 in KY

Livability — Lexington-Fayette

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lexington-Fayette, KY
• County: Fayette County · 317,143 people
• City population: 321,882
• Metro: Lexington-Fayette, KY
• Population (ZIP): 27,451
• Household income: $76,482
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1151.0

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 363,454 people
• By 2030: 388,270 · +6.8%
• By 2040: 438,688 · +20.7%
• By 2050: 490,667 · +35.0%
• By 2075: 625,394 · +72.1%
• By 2100: 721,354 · +98.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 7% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Fayette

• 2024 margin: D (+18.1) · D 58.0% · R 39.9% · Other 2.1%
• 2008→2024 swing: +13.3pp toward D · 2008: 4.8pp · 2024: 18.1pp
• All cycles: 2024: D+18.1 2020: D+20.8 2016: D+9.5 2012: D+1.0 2008: D+4.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -280.10%
• Current HPI: 241.5612
• Rent YoY: ▲ 4.40%
• 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

1 event — show timeline

• 2026-06-08 Listed $200,000 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $1,449 · +1.8% YoY. Source: county tax records.