1706 Sarasota Ct · Lexington-Fayette, KY 40505

$259,900

4 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 4 Days on market

Built 1960 6,050 sqft lot Est $268k · at est.

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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 +19.8/30.0
• ARV discount +8.9/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy 4-bedroom, 1-bathroom home, nestled on a peaceful corner lot at the end of a quiet cul-de-sac. This home features new LVP floors and a recently remodeled bathroom. Right outside the master bedroom, is a very spacious bonus room that can be used for entertaining guests.

Key facts

• Quiet cul-de-sac
• Bonus space
• Functional layout

Tags

• QUIET CUL-DE-SAC
• BONUS SPACE
• WELL-DESIGNED LIVING AREAS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Building area recorded as 1,550 (source: Other)
• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Natural gas available
• Home design: Single family ranch-style home; One story; Built in 1960
• Construction: Vinyl siding exterior; Shingle roof; Slab foundation
• Exterior features: Lot located on a cul-de-sac; 55-foot frontage; Lot area approximately 0.14 acres; Sidewalk; Privacy fence

Interior

• Kitchen: First-floor kitchen; Formal dining room adjacent to the kitchen
• Bedrooms: 4 bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: 2 full bathrooms, including primary bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: 11 total rooms; No basement; 4 closets; Privacy fencing; Sidewalk on lot
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/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 $232k (10.8% below list).
• Recommended offer: $232k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 68 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• At $2,319/mo this rent would consume 48% of the median local household income ($58k/yr) (locally 1232% 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.
• Fayette County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $231,937 (10.8% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $268,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1706 Sarasota Ct	0.00mi	4/1.0	1,550 (0%)	9mo	$225,000	$145	93
1708 Biloxi Ct	0.10mi	4/2.0	1,733 (+12%)	7mo	$295,000	$170	65
603 Ivy Ct	0.60mi	4/1.0	1,610 (+4%)	6mo	$258,000	$160	60
1655 Kilkenny Dr	0.56mi	3/1.5 (-1)	1,593 (+3%)	5mo	$280,000	$176	58
1613 Fort Sumter Dr	0.23mi	3/2.0 (-1)	1,740 (+12%)	3mo	$300,500	$173	57
1824 Endon Dr	0.53mi	4/2.0	1,621 (+5%)	8mo	$255,000	$157	57
1625 Raleigh Rd	0.22mi	3/1.5 (-1)	1,323 (-15%)	6mo	$255,000	$193	53
1503 Durham Ct	0.36mi	3/2.0 (-1)	1,384 (-11%)	7mo	$235,000	$170	50
1994 Brynell Dr	0.74mi	3/1.5 (-1)	1,491 (-4%)	5mo	$174,900	$117	48
1832 Endon Dr	0.52mi	3/2.0 (-1)	1,361 (-12%)	3mo	$273,000	$201	44
2081 Call Dr	0.61mi	3/2.5 (-1)	1,704 (+10%)	2mo	$333,000	$195	42
649 St Anthony Dr	0.62mi	5/2.0 (+1)	1,672 (+8%)	8mo	$316,500	$189	42

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 · 4.31% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.73×
• Total profit: $-19,366
• Equity at exit: $38,752

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $21,122
• Equity at exit: $22,471

Cash invested: $72,772 (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 40505

• Rents YoY: 4.3%
• Active inventory: 68
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,319 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $311

Break-even live

Break-even rent $1,926

Max offer price $259,900

Occupancy floor 82%

Sensitivity live

Price	-10% $458	-5% $384	+0% $311	+5% $237	+10% $164
Rent	-10% $127	-5% $219	+0% $311	+5% $402	+10% $494
Rate	-1.0pp $442	-0.5pp $377	base $311	+0.5pp $243	+1.0pp $175

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Meeting St Lexington, KY	1.0–3.0	1.0–2.0	977	$2,003	$2.05	15d	22	0.73mi
2151 Meeting St Lexington, KY	3.0	1.0–2.0	977	$2,237	$2.29	15d	39	0.98mi
1424 Maybank Park Lexington, KY	4.0	3.0	2081	$3,250	$1.56	24d	1	1.16mi

Listing history 5 events

1. 2026-06-18
   days on market $259,900 Active 4 DOM
2. 2026-06-17
   days on market $259,900 Active 3 DOM
3. 2026-06-16
   days on market $259,900 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   listed $259,900 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: $605 · $50/mo
• Projected year-2 tax: $2,235 · $186/mo
• Expected delta: +$1,630/yr (+$136/mo · 269.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,832
• − Mortgage interest: −$14,558
• − Property taxes: −$605
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,227
• − Management: −$2,227
• − Depreciation: −$7,561
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $3,882/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): 25,594
• Household income: $58,206
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1232.0

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 (65%)
• Race & ethnicity: White 65% Black 17% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -191.31%
• Current HPI: 249.2066
• Rent YoY: ▲ 4.31%
• 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

+8.7% since first listed

6 events — show timeline

• 2026-06-14 Listed $259,900 Metro Search MLS
• 2025-10-07 Sold (Public Records) $225,000 Public Records
• 2025-09-26 Sold (MLS) $225,000 ImagineMLS
• 2025-08-17 Contingent — ImagineMLS
• 2025-08-10 Price Changed $229,900 ImagineMLS
• 2025-06-18 Listed $239,000 ImagineMLS

Property tax history

-0.0%/yr

Latest (2015): $605 · -0.0% YoY. Source: county tax records.