334 Oak St · Lexington-Fayette, KY 40508

$110,000

1 bd · 1.0 ba · 797 sqft · SingleFamily public records · 202 Days on market

Built 1920 1,511 sqft lot Est $104k · 6% over ↓ 21% since listing

---

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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• ARV discount +4.7/15.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, updated, and close to it all! 334 Oak St offers spacious rooms, updated flooring, fresh paint, and a new water heater. Enjoy a fully fenced yard plus a cozy covered front porch. Minutes from downtown, Newtown Rd, Georgetown Rd, and New Circle — this move-in-ready home is a fantastic find at this price point.

Key facts

• Fully fenced yard
• 1,511 sq ft lot
• Built 1920

Tags

• FULLY FENCED YARD
• COZY COVERED FRONT PORCH
• MINUTES FROM DOWNTOWN

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas available; Phone connected
• Home design: One-story house
• Construction: Block foundation; Shingle roof; Vinyl siding and other exterior materials
• Exterior features: Chain link fencing

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Ceiling fan(s); Window blinds

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: Booker T Washington Elementary School (math 17% / reading 17%, grade F, #607 of 676 statewide, top 91%, 313 students, 83% FRL); Winburn Middle School (math 26% / reading 36%, grade F, #138 of 217 statewide, top 65%, 800 students, 66% FRL); Paul Laurence Dunbar High School (math 51% / reading 49%, grade D+, #12 of 254 statewide, top 4%, 1,946 students, 46% FRL) — zoned schools average 65% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.8%/yr); 82 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• At $1,284/mo this rent would consume 52% of the median local household income ($29k/yr) (locally 2644% 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $103,610
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Charles Ave	0.07mi	2/1.0 (+1)	800 (+0%)	15mo	$80,000	$100	78
415 Michigan St	0.16mi	1/1.0	770 (-3%)	17mo	$85,000	$110	72
742 Breathitt Ave	0.40mi	2/1.0 (+1)	760 (-5%)	0mo	$155,000	$204	68
333 Georgetown Pl	0.26mi	1/1.0	768 (-4%)	21mo	$50,000	$65	64
869 Whitney Ave	0.13mi	2/1.0 (+1)	893 (+12%)	6mo	$70,000	$78	63
806 Charles Ave	0.02mi	2/1.0 (+1)	882 (+11%)	17mo	$94,000	$107	62
447 Greenwood Ave	0.62mi	2/1.0 (+1)	804 (+1%)	4mo	$115,000	$143	61
722 Florence Ave	0.43mi	2/1.0 (+1)	795 (-0%)	20mo	$103,000	$130	58
580 West Short St	0.61mi	2/2.0 (+1)	756 (-5%)	17mo	$299,900	$397	40
245 Willard St	0.74mi	2/1.0 (+1)	912 (+14%)	21mo	$142,500	$156	19

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.17×
• Total profit: $5,145
• Equity at exit: $16,401

10-year hold

• IRR: 17.8%
• Equity multiple: 2.83×
• Total profit: $56,250
• Equity at exit: $9,511

Cash invested: $30,800 (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 40508

• Rents YoY: 11.8%
• Active inventory: 82
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $254

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Newtown Pike Lexington, KY	1.0–3.0	1.0–2.0	976	$1,033	$1.06	23d	1	0.22mi
345 Blackburn Ave Lexington, KY	2.0	2.0	946	$1,925	$2.03	14d	1	0.34mi
547 N Broadway #2 Lexington, KY	1.0	1.0	650	$1,000	$1.54	23d	1	0.77mi
325 W 6th St Lexington, KY	1.0	1.0	900	$1,300	$1.44	23d	1	0.86mi
208 Clyde St Lexington, KY	2.0	1.0	982	$1,100	$1.12	21d	1	0.96mi
334 S Broadway Lexington, KY	—	1.0	650	$849	$1.31	23d	1	0.98mi
423 N Martin Luther King Blvd Lexington, KY	—	1.0	732	$795	$1.09	23d	1	1.10mi
434 N Martin Luther King Blvd #201 Lexington, KY	2.0	2.0	950	$1,450	$1.53	23d	1	1.13mi
120 E Main St Lexington, KY	2.0	1.0–2.0	710	$1,888	$2.66	14d	20	1.13mi
261 S Limestone #303 Lexington, KY	2.0	2.0	1102	$2,995	$2.72	23d	1	1.16mi
275 S Limestone #115 Lexington, KY	2.0	2.0	1010	$2,500	$2.48	23d	1	1.19mi
214 E Seventh St Lexington, KY	2.0	1.0	832	$1,000	$1.20	23d	1	1.27mi
199 Eddie St Lexington, KY	2.0	1.0	552	$1,295	$2.35	14d	1	1.29mi
161 E Loudon Ave Lexington, KY	2.0	1.0	1118	$1,300	$1.16	23d	1	1.31mi
402 Gunn St #201 Lexington, KY	1.0	1.0	625	$950	$1.52	23d	1	1.32mi
402 Gunn St #202 Lexington, KY	1.0	1.0	625	$900	$1.44	23d	1	1.32mi
585 S Upper St #114 Lexington, KY	2.0	2.0	1000	$1,995	$2.00	23d	1	1.33mi
500 Ohio St Unit 3 Lexington, KY	1.0	1.0	825	$695	$0.84	14d	1	1.35mi
700 Red Mile Rd Lexington, KY	1.0–2.0	1.0	699	$1,095	$1.57	21d	1	1.43mi
426 E Fifth St Unit Z1 Lexington, KY	2.0	1.0	719	$1,195	$1.66	23d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 202 DOM
2. 2026-06-17
   days on market $110,000 Active 201 DOM
3. 2026-06-16
   days on market $110,000 Active 200 DOM
4. 2026-06-15
   days on market $110,000 Active 199 DOM
5. 2026-06-14
   days on market $110,000 Active 197 DOM
6. 2026-06-13
   days on market $110,000 Active 196 DOM
7. 2026-06-10
   days on market $110,000 Active 194 DOM
8. 2026-06-09
   days on market $110,000 Active 193 DOM
9. 2026-06-08
   days on market $110,000 Active 192 DOM
10. 2026-06-07
    days on market $110,000 Active 191 DOM
11. 2026-06-05
    days on market $110,000 Active 188 DOM
12. 2026-06-03
    days on market $110,000 Active 187 DOM
13. 2026-06-02
    days on market $110,000 Active 186 DOM
14. 2026-06-01
    days on market $110,000 Active 185 DOM
15. 2026-05-31
    days on market $110,000 Active 184 DOM
16. 2025-11-27
    listed $110,000 Active
17. 2025-11-20
    historical
18. 2025-10-16
    price $110,000
19. 2025-10-04
    listed $125,000 Active
20. 2025-09-04
    historical
21. 2024-04-16
    listed $139,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,403
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,200
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,716/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): 23,756
• Household income: $29,440
• Rent vs Own: 70.5% rent · 29.5% own
• Severe rent burden: 2644.0

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 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Chinese 1% Other Indo-European 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: ▼ -251.04%
• Current HPI: 204.3994
• Rent YoY: ▲ 11.83%
• 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

-21.4% since first listed

6 events — show timeline

• 2025-11-27 Listed $110,000 ImagineMLS
• 2025-11-20 Listing Removed — ImagineMLS
• 2025-10-16 Price Changed $110,000 ImagineMLS
• 2025-10-04 Listed $125,000 ImagineMLS
• 2025-09-04 Listing Removed — ImagineMLS
• 2024-04-16 Listed $139,900 ImagineMLS

Property tax history

+2.6%/yr

Latest (2015): $103 · +2.6% YoY. Source: county tax records.