3573 Bold Bidder Dr · Lexington-Fayette, KY 40517

$314,999

4 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 5 Days on market

Built 1974 7,492 sqft lot Est $265k · 19% over

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Why this score? — see what drove the F 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 +6.7/30.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bed, 3-bath ranch with finished basement — bright, open main level with updated kitchen, ample living space, and private master suite. Finished lower level adds flexible family/rec room, home office, or guest area. Large yard, attached garage, and convenient layout make this an ideal move-in-ready home. Agent Owner

Key facts

• Private master suite
• Large yard
• Finished basement

Tags

• FINISHED BASEMENT
• UPDATED KITCHEN
• PRIVATE MASTER SUITE
• LARGE YARD
• CONVENIENT LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-501 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (44.2% below list).
• Recommended offer: $176k (44.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Tates Creek Elementary School (math 31% / reading 37%, grade F, #329 of 676 statewide, top 49%, 642 students, 70% FRL); Tates Creek Middle School (math 29% / reading 38%, grade F, #105 of 217 statewide, top 51%, 769 students, 58% FRL); Tates Creek High School (math 29% / reading 32%, grade F, #121 of 254 statewide, top 47%, 1,734 students, 52% FRL) — zoned schools average 60% FRL vs 44% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 103 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• This rent runs 39% of the median local income ($54k/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 $2k of loan paydown is wiped out by about $9k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $120k; list at $315k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $175,724 (44.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.56% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $265,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3501 Gunbow Ct	0.16mi	3/1.5 (-1)	1,215 (-5%)	2mo	$197,450	$163	78
3504 Gunbow Ct	0.17mi	3/1.5 (-1)	1,215 (-5%)	2mo	$233,900	$193	77
1307 Stephen Foster Dr	0.49mi	3/1.5 (-1)	1,323 (+4%)	1mo	$259,900	$196	65
1548 Deer Lake Dr	0.54mi	3/1.5 (-1)	1,232 (-3%)	2mo	$238,000	$193	62
1413 Jandymar Ct	0.38mi	3/2.0 (-1)	1,364 (+7%)	4mo	$225,000	$165	61
3613 Crosby Dr	0.56mi	3/1.5 (-1)	1,213 (-5%)	4mo	$252,500	$208	57
1605 Squire Hart Way	0.74mi	3/2.0 (-1)	1,305 (+2%)	4mo	$286,000	$219	52
3668 Crosby Dr	0.73mi	4/2.0	1,432 (+12%)	1mo	$274,750	$192	43
3553 Buckhorn Dr	0.61mi	3/1.0 (-1)	1,107 (-13%)	3mo	$237,500	$215	40
1561 Flora Glen Way	0.62mi	3/1.0 (-1)	1,107 (-13%)	3mo	$239,000	$216	40
3400 Colonnade Dr	0.60mi	3/1.0 (-1)	1,103 (-14%)	4mo	$250,000	$227	40
3304 Fall Ct	0.67mi	3/1.0 (-1)	1,107 (-13%)	2mo	$232,900	$210	38

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 · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.09×
• Total profit: $-80,348
• Equity at exit: $46,967

10-year hold

• IRR: -20.6%
• Equity multiple: -0.13×
• Total profit: $-100,083
• Equity at exit: $27,235

Cash invested: $88,200 (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 40517

• Rents YoY: 4.5%
• Active inventory: 103
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$106 /mo · $1,268/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-501

Break-even live

Break-even rent $2,391

Max offer price $226,570

Occupancy floor —

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3628 Bold Bidder Dr Unit B Lexington, KY	3.0	2.0	1400	$1,495	$1.07	23d	1	0.16mi
3504 Careto Ct Lexington, KY	3.0	2.0	1200	$1,800	$1.50	14d	1	0.20mi
3545 Sundart Dr Lexington, KY	4.0	2.0	1028	$1,795	$1.75	14d	1	0.20mi
3501 Pimlico Pkwy Lexington, KY	1.0–3.0	1.0–2.0	832	$1,405	$1.69	14d	11	0.28mi
3612 River Park Dr Lexington, KY	3.0	1.0	1025	$1,695	$1.65	14d	1	0.42mi
1552 Samara Glen Way Lexington, KY	3.0	1.0	1145	$1,550	$1.35	23d	1	0.56mi
1391 Stephen Foster Dr Lexington, KY	3.0	1.0	1000	$1,500	$1.50	14d	1	0.58mi
1333 Ox Hill Dr Lexington, KY	3.0	1.0	1000	$1,600	$1.60	14d	1	0.58mi
1230 Trent Blvd Unit Labs Lexington, KY	3.0	1.0	1000	$1,550	$1.55	23d	1	0.81mi
1179 Tatesbrook Dr Unit A Lexington, KY	3.0	1.5	1408	$1,500	$1.07	23d	1	0.83mi
3448 Dixiana Dr Lexington, KY	3.0	1.5	1161	$1,995	$1.72	23d	1	0.86mi
1197 Appian Crossing Way Lexington, KY	1.0–3.0	1.0–2.5	1066	$1,559	$1.46	23d	5	0.87mi
3425 Featherston Dr Lexington, KY	3.0	1.0	1145	$1,600	$1.40	23d	1	0.92mi
3339 Sutherland Dr Lexington, KY	3.0	1.5	1108	$1,895	$1.71	14d	1	0.92mi
1409 Gatlinburg Ct Lexington, KY	3.0	1.0	1145	$1,700	$1.48	23d	1	0.93mi
3352 Featherston Dr Lexington, KY	3.0	1.0	1120	$1,600	$1.43	23d	1	1.02mi
2500 Alumni Dr Lexington, KY	1.0–3.0	1.0–3.0	996	$1,975	$1.98	23d	1	1.13mi
3901 Rapid Run Dr Lexington, KY	1.0–3.0	1.0–2.0	1002	$1,884	$1.88	14d	34	1.14mi
1717 Brook Park Dr Lexington, KY	3.0	2.0	1400	$1,950	$1.39	23d	1	1.23mi
3732 Old Tates Creek Pike Lexington, KY	3.0	2.5	1764	$2,050	$1.16	23d	1	1.24mi
2653 Twinbrooke Ln Lexington, KY	3.0	1.0	1400	$1,600	$1.14	23d	1	1.40mi
3327 Wood Valley Ct Lexington, KY	3.0	1.5	1650	$1,550	$0.94	14d	1	1.44mi
1025 Chinoe Rd Lexington, KY	3.0	2.5	1840	$2,900	$1.58	23d	1	1.45mi
3260 Commodore Dr Lexington, KY	1.0–3.0	1.0–2.5	1229	$2,625	$2.14	14d	11	1.47mi

Listing history 7 events

1. 2026-04-04
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-29
   listed $314,999 Active
5. 2025-11-04
   soldstatus $120,000
6. 2002-01-30
   historical
7. 2001-07-26
   listed $94,900

ⓘ 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: $1,268 · $106/mo
• Projected year-2 tax: $2,709 · $226/mo
• Expected delta: +$1,441/yr (+$120/mo · 113.7%)

ⓘ 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 ≥101°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: $21,087
• − Mortgage interest: −$17,645
• − Property taxes: −$1,268
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$9,164
• Taxable loss: −$11,938
• Est. tax savings @ 24.0%: +$2,865
• After-tax cash flow: $-3,142/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): 35,656
• Household income: $53,670
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2743.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 24% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -182.53%
• Current HPI: 248.0466
• Rent YoY: ▲ 4.52%
• 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

+231.9% since first listed

7 events — show timeline

• 2026-04-04 Pending — ImagineMLS
• 2026-04-01 Relisted — ImagineMLS
• 2026-03-31 Pending — ImagineMLS
• 2026-03-29 Listed $314,999 ImagineMLS
• 2025-11-04 Sold (Public Records) $120,000 Public Records
• 2002-01-30 Listing Removed — ImagineMLS
• 2001-07-26 Listed $94,900 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $1,268 · +1.8% YoY. Source: county tax records.