107 Ross St · Nicholasville, KY 40356

$275,000

6 bd · 3.0 ba · 2,296 sqft · MultiFamily public records · 135 Days on market

5,200 sqft lot

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Turnkey investment opportunity! This newly renovated triplex is a strong income-producing asset with updates throughout. Each unit features modern finishes, updated kitchens and bathrooms, new flooring, and fresh paint, making it highly attractive to tenants and easy to lease. Recent renovations minimize deferred maintenance and support long-term performance. The property offers excellent cash-flow potential with multiple income streams under one roof. Ideal for investors seeking a stabilized or value-add opportunity in a desirable location with convenient access to shopping, dining, and major routes.

Key facts

• 5,200 sq ft lot
• Listed 135 days

Property features AI

Finance

• Financial info: Parcel number 058-10-19-013.00

Exterior

• Home design: Triplex; Total building area about 2,296 square feet
• Exterior features: Lot in Downtown subdivision; Lot size approximately 0.1194 acres

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Window unit(s) for cooling
• Interior features: Baseboard heating; Window unit cooling

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $809/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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-, 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: Nicholasville Elementary School (math 26% / reading 38%, grade F, #348 of 676 statewide, top 55%, 455 students, 62% FRL); West Jessamine Middle School (math 32% / reading 53%, grade D-, #47 of 217 statewide, top 22%, 904 students, 48% 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).
• At $5,120/mo this rent would consume 82% of the median local household income ($74k/yr) (locally 1186% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; list at $275k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 4.5

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: 38.5%
• Equity multiple: 2.74×
• Total profit: $134,104
• Equity at exit: $41,003

10-year hold

• IRR: 47.0%
• Equity multiple: 6.51×
• Total profit: $424,502
• Equity at exit: $23,777

Cash invested: $77,000 (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: 13.4×

Monthly cashflow live

• Estimated rent: $5,120 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,075
• Net cashflow: $2,426

Break-even live

Break-even rent $2,049

Max offer price $275,000

Occupancy floor 48%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$5,121
Total (3 units)			$5,120

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 135 DOM
2. 2026-06-17
   days on market $275,000 Active 134 DOM
3. 2026-06-16
   days on market $275,000 Active 133 DOM
4. 2026-06-15
   days on market $275,000 Active 132 DOM
5. 2026-06-14
   days on market $275,000 Active 130 DOM
6. 2026-06-10
   days on market $275,000 Active 127 DOM
7. 2026-06-09
   days on market $275,000 Active 126 DOM
8. 2026-06-08
   days on market $275,000 Active 125 DOM
9. 2026-06-07
   days on market $275,000 Active 124 DOM
10. 2026-06-03
    days on market $275,000 Active 120 DOM
11. 2026-06-02
    days on market $275,000 Active 119 DOM
12. 2026-06-01
    days on market $275,000 Active 118 DOM
13. 2026-05-31
    days on market $275,000 Active 117 DOM
14. 2026-05-31
    days on market $275,000 Active 116 DOM
15. 2026-02-03
    listed $275,000 Active
16. 2025-10-01
    soldstatus $155,000
17. 1995-09-25
    soldstatus $40,000

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$1,623/yr (+$135/mo · 218.7%)

ⓘ 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 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: $61,440
• − Mortgage interest: −$15,404
• − Property taxes: −$742
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,915
• − Management: −$4,915
• − Depreciation: −$8,000
• Taxable income: $26,088
• Est. tax owed @ 24.0%: −$6,261
• After-tax cash flow: $22,854/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

+587.5% since first listed

3 events — show timeline

• 2026-02-03 Listed $275,000 ImagineMLS
• 2025-10-01 Sold (Public Records) $155,000 Public Records
• 1995-09-25 Sold (Public Records) $40,000 Public Records