133 Betty Hope Ln · Lexington-Fayette, KY 40511

$200,000

4 bd · 2.0 ba · 2,104 sqft · SingleFamily public records · 20 Days on market

Built 1983 1.00 ac lot Est $358k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.5/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ABSOLUTE ONLINE ONLY AUCTION!!! Online BIDDING ENDS Monday, May 4, 2026 at 12:00PM. Property features SIX total parcels, being offered in the multi-parcel style bidding. Parcels total approx. . 7.46 acres. Parcels will be offered individually, in combinations, or as a whole. Terms & Conditions are as follows: As Is/Non-Contingent/10% earnest money deposit/30 day settlement/buyer's premium applies/, see terms & conditions for details. Visit www. HalfhillAuctions.com for more information. Kristin Halfhill-Larimore, Principal Auctioneer, 859-333-1855 Great development opportunity on Leestown Road & Betty Hope Lane featuring ±7.46 total acres! Surveys are avai

Key facts

• Zoned r-1c
• Total acres
• Total parcels

Tags

• TOTAL PARCELS
• TOTAL ACRES
• DEVELOPMENT OPPORTUNITY
• ZONED R-1C

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Home design: Duplex; Total building area approximately 2,104
• Exterior features: 1 acre lot; Lot located in a rural subdivision; Zoned R-1C

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Electric cooling; Natural gas heating; Has heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 B — 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: Sandersville Elementary (math 39% / reading 55%, grade D-, #119 of 676 statewide, top 19%, 721 students, 46% FRL); Leestown Middle School (math 28% / reading 44%, grade F, #91 of 217 statewide, top 43%, 966 students, 52% FRL); Bryan Station High School (math 18% / reading 25%, grade F, #209 of 254 statewide, top 82%, 1,893 students, 59% FRL).
• Market conditions: Rents rising (+3.9%/yr); 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• This rent runs 40% of the median local income ($80k/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 $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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.34% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $357,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3069 Caddis Ln	0.70mi	4/2.5	2,023 (-4%)	8mo	$340,000	$168	52
3244 Bracktown Rd	0.34mi	4/3.0	1,858 (-12%)	22mo	$365,000	$196	42
3057 Town Branch Rd	0.72mi	4/2.5	2,205 (+5%)	23mo	$375,000	$170	37

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 · 3.94% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $25,359
• Equity at exit: $29,821

10-year hold

• IRR: 21.0%
• Equity multiple: 2.85×
• Total profit: $103,732
• 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 40511

• Home prices YoY: -26.9%
• Rents YoY: 3.9%
• Active inventory: 203
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,673 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $868

Break-even live

Break-even rent $1,575

Max offer price $200,000

Occupancy floor 63%

Sensitivity live

Price	-10% $981	-5% $924	+0% $868	+5% $811	+10% $754
Rent	-10% $656	-5% $762	+0% $868	+5% $973	+10% $1,079
Rate	-1.0pp $968	-0.5pp $919	base $868	+0.5pp $816	+1.0pp $763

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2945 Trailwood Ln Lexington, KY	3.0–4.0	2.0–3.0	1754	$2,530	$1.44	14d	26	1.08mi
124 White Oak Trce Lexington, KY	3.0	2.5	1800	$2,450	$1.36	21d	1	1.12mi

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-04-15
   listed $200,000 Active

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$376/yr (+$31/mo · 28.0%)

ⓘ 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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,078
• − Mortgage interest: −$11,203
• − Property taxes: −$1,344
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − Depreciation: −$5,818
• Taxable income: $7,580
• Est. tax owed @ 24.0%: −$1,819
• After-tax cash flow: $8,592/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): 38,176
• Household income: $79,540
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1195.0

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 0.65)
• Race & ethnicity: White 50% Black 26% Hispanic / Latino 17% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 16% · Canada, India
• Languages at home: 76% English-only · Spanish 15% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -91.18%
• Current HPI: 247.0959
• Rent YoY: ▲ 3.94%
• 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

2 events — show timeline

• 2026-05-05 Pending — ImagineMLS
• 2026-04-15 Listed $200,000 ImagineMLS

Property tax history

+2.1%/yr

Latest (2015): $1,344 · +2.1% YoY. Source: county tax records.