284 Osage Ct · Lexington-Fayette, KY 40509

$142,500

3 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 982 Days on market

Built 1972 1,498 sqft lot Est $205k · 31% under $87/mo HOA · 5% of rent

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Roof as of March 2025! This updated and freshly painted unit in the Woodhill area offers hardwood bamboo floors in the living areas and bedrooms with vinyl in both bathrooms. The kitchen features a smooth top range and side by side refrigerator. There is a small fenced backyard that opens to community green space with a playground and basketball court.

Key facts

• $87 HOA
• Built 1972
• Listed 982 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Monthly association fee

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Two levels
• Construction: Brick veneer and vinyl siding exterior; Block foundation
• Exterior features: Neighborhood view

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 10
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Refrigerator; Range
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $142k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Madeline M Breckinridge Elem School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 509 students, 78% FRL); Crawford Middle School (math 15% / reading 31%, grade F, #197 of 217 statewide, top 92%, 751 students, 68% FRL); Henry Clay High School (math 43% / reading 49%, grade D-, #20 of 254 statewide, top 8%, 2,031 students, 47% FRL) — zoned schools average 64% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k 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 + 2.2% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 982 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask is 11825% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $125,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 982 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Osage Ct	0.04mi	3/1.5	1,080 (0%)	2mo	$115,000	$106	97
292 Osage Ct	0.02mi	3/1.5	1,080 (0%)	5mo	$149,900	$139	95
2804 Hanna Pl	0.38mi	2/2.5 (-1)	1,088 (+1%)	2mo	$150,000	$138	70
209 Old Todds Rd #2109	0.38mi	2/1.5 (-1)	1,008 (-7%)	4mo	$197,500	$196	63
209 Old Todds Rd #11101	0.38mi	2/1.5 (-1)	1,064 (-2%)	16mo	$210,000	$197	62
3042 Bonanza Dr	0.60mi	2/2.0 (-1)	1,100 (+2%)	1mo	$190,000	$173	61
943 Mcclanahan Ln Ln	0.30mi	2/2.0 (-1)	1,156 (+7%)	11mo	$225,000	$195	58
2925 Rio Dosa Dr	0.64mi	2/2.0 (-1)	1,071 (-1%)	7mo	$203,000	$190	56
2931 Rio Dosa Dr	0.65mi	2/2.0 (-1)	1,125 (+4%)	3mo	$228,500	$203	54
309 Santa Fe Ct	0.68mi	2/2.0 (-1)	1,082 (+0%)	11mo	$175,000	$162	52
2927 Rio Dosa Dr	0.64mi	2/2.0 (-1)	1,071 (-1%)	14mo	$188,400	$176	50
307 Santa Fe Ct	0.68mi	2/2.0 (-1)	1,140 (+6%)	5mo	$225,000	$197	48

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,035
• Equity at exit: $21,247

10-year hold

• IRR: 10.2%
• Equity multiple: 1.76×
• Total profit: $30,455
• Equity at exit: $12,321

Cash invested: $39,900 (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 40509

• Home prices YoY: -20.6%
• Rents YoY: 2.2%
• Active inventory: 279
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$747
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$59
• HOA: −$87
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $415

Break-even live

Break-even rent $1,176

Max offer price $142,500

Occupancy floor 71%

Sensitivity live

Price	-10% $496	-5% $456	+0% $415	+5% $375	+10% $335
Rent	-10% $281	-5% $348	+0% $415	+5% $483	+10% $550
Rate	-1.0pp $487	-0.5pp $452	base $415	+0.5pp $379	+1.0pp $341

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Osage Ct Unit 1 Lexington, KY	3.0	1.5	1080	$1,475	$1.37	24d	1	0.07mi
179 Hedgewood Ct Unit 1 Lexington, KY	3.0	1.5	1080	$1,375	$1.27	24d	1	0.13mi
308 Larkwood Dr Unit Z1 Lexington, KY	4.0	2.0	1361	$1,849	$1.36	15d	1	0.15mi
2400 Woodhill Dr Lexington, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	0.16mi
2409 Timberhill Ct Unit 4 Lexington, KY	2.0	1.5	990	$1,150	$1.16	24d	1	0.22mi
200 Alsab Ct Lexington, KY	2.0–3.0	1.5	940	$1,445	$1.54	24d	10	0.23mi
300 Quinton Ct Lexington, KY	1.0–3.0	1.0–2.0	927	$1,557	$1.68	15d	38	0.35mi
175 N Mount Tabor Rd Lexington, KY	1.0–2.0	1.0–2.0	847	$1,362	$1.61	15d	9	0.51mi
649 Hugging Bear Dr Lexington, KY	3.0	2.0	1253	$1,750	$1.40	22d	1	0.61mi
2716 Chelsea Woods Ct Lexington, KY	2.0	1.0	861	$1,400	$1.63	15d	1	0.61mi
2720 Chelsea Woods Ct Lexington, KY	3.0	2.0	1018	$1,595	$1.57	24d	1	0.62mi
2116 Saint Teresa Dr Lexington, KY	3.0	1.0	999	$1,900	$1.90	24d	1	0.62mi
2334 Lake Park Rd Lexington, KY	1.0–2.0	1.0–2.0	837	$1,448	$1.73	15d	7	0.67mi
175 N Locust Hill Dr Lexington, KY	1.0–2.0	1.0–2.0	700	$1,170	$1.67	15d	11	0.74mi
2360 Liberty Rd Lexington, KY	3.0	2.0	1415	$1,895	$1.34	15d	1	0.75mi
2052 Saint Christopher Dr Lexington, KY	4.0	2.0	1008	$2,050	$2.03	15d	1	0.76mi
2414 Lake Park Rd Lexington, KY	1.0–3.0	1.0–2.0	1123	$2,200	$1.96	22d	3	0.79mi
2414 Lake Park Rd Lexington, KY	2.0–3.0	2.0	1352	$2,200	$1.63	15d	2	0.79mi
2041 Saint Michael Dr Unit 5 Lexington, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.79mi
2021 Saint Christopher Dr Lexington, KY	3.0	1.0	1025	$2,100	$2.05	15d	1	0.84mi
2240 Kenwood Dr Lexington, KY	3.0	2.0	1264	$1,795	$1.42	15d	1	0.87mi
251 Chippendale Cir Lexington, KY	1.0–2.0	1.0–2.0	842	$1,450	$1.72	15d	12	0.92mi
151 S Locust Hill Dr Lexington, KY	1.0–2.0	1.0–2.0	761	$1,348	$1.77	15d	19	0.93mi
2561 Mackenzie Ln Lexington, KY	2.0	2.5	1250	$1,395	$1.12	15d	1	0.96mi
100 Lakeshore Dr Lexington, KY	1.0–3.0	1.0–2.0	925	$1,560	$1.69	15d	14	0.97mi
2548 Danielle Ln Lexington, KY	2.0	2.0	1050	$1,200	$1.14	15d	1	1.00mi
2543 Danielle Ln Lexington, KY	3.0	2.0	1400	$1,600	$1.14	24d	1	1.02mi
2082 Fairmont Ct Lexington, KY	2.0	1.5	900	$925	$1.03	24d	1	1.02mi
201 Lakeshore Dr Unit 9 Lexington, KY	3.0	2.0	1185	$1,095	$0.92	22d	1	1.11mi
2035 Altamont Ct Unit A09 Lexington, KY	3.0	2.0	1150	$1,450	$1.26	15d	1	1.11mi
209 Lakeshore Dr Unit 9 Lexington, KY	3.0	2.0	1050	$1,145	$1.09	22d	1	1.12mi
531 Laketower Dr Unit 502 Lexington, KY	2.0	2.0	1457	$5,499	$3.77	24d	1	1.12mi
531 Laketower Dr Unit 506 Lexington, KY	2.0	2.0	1326	$4,699	$3.54	24d	1	1.12mi
531 Laketower Dr Unit 418 Lexington, KY	2.0	2.0	1175	$3,799	$3.23	24d	1	1.12mi
531 Laketower Dr Unit 308 Lexington, KY	2.0	2.0	1326	$3,699	$2.79	24d	1	1.12mi
531 Laketower Dr Unit 522 Lexington, KY	2.0	2.0	1367	$5,699	$4.17	24d	1	1.12mi
531 Laketower Dr Unit 314 Lexington, KY	2.0	2.0	1147	$2,999	$2.61	15d	1	1.12mi
531 Laketower Dr Unit 316 Lexington, KY	2.0	2.0	1175	$3,199	$2.72	24d	1	1.12mi
531 Laketower Dr Unit 414 Lexington, KY	2.0	2.0	1147	$3,499	$3.05	24d	1	1.12mi
531 Laketower Dr Unit 518 Lexington, KY	2.0	2.0	1175	$4,299	$3.66	24d	1	1.12mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 37 events

1. 2026-06-18
   days on market $142,500 Active 982 DOM
2. 2026-06-17
   days on market $142,500 Active 981 DOM
3. 2026-06-16
   days on market $142,500 Active 980 DOM
4. 2026-06-15
   days on market $142,500 Active 979 DOM
5. 2026-06-14
   days on market $142,500 Active 977 DOM
6. 2026-06-13
   days on market $142,500 Active 976 DOM
7. 2026-06-10
   days on market $142,500 Active 974 DOM
8. 2026-06-09
   days on market $142,500 Active 973 DOM
9. 2026-06-08
   days on market $142,500 Active 972 DOM
10. 2026-06-07
    days on market $142,500 Active 971 DOM
11. 2026-06-05
    days on market $142,500 Active 968 DOM
12. 2026-06-03
    days on market $142,500 Active 967 DOM
13. 2026-06-02
    days on market $142,500 Active 966 DOM
14. 2026-06-01
    days on market $142,500 Active 965 DOM
15. 2026-05-31
    days on market $142,500 Active 964 DOM
16. 2025-10-08
    status Active
17. 2025-09-23
    historical
18. 2024-09-23
    status Active
19. 2024-09-21
    historical
20. 2024-02-02
    historical $1,195
21. 2023-12-05
    listed $1,195
22. 2023-10-19
    soldstatus $1,142,906
23. 2023-10-08
    historical $1,195
24. 2023-09-21
    listed $142,500 Active
25. 2023-09-15
    listed $1,195
26. 2019-10-28
    soldstatus $1,605,905
27. 2018-03-14
    soldstatus $483,000
28. 2006-10-18
    historical
29. 2006-04-18
    listed $42,000
30. 2006-03-22
    historical
31. 2006-02-22
    listed $43,900
32. 2006-02-22
    historical
33. 2006-01-22
    listed $45,000
34. 2005-06-20
    historical
35. 2005-04-11
    listed $40,000
36. 2003-07-01
    soldstatus $45,000
37. 2003-04-25
    listed $45,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$803/yr (+$67/mo · 190.0%)

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

Taxation est. · year 1

• Rental income: $20,420
• − Mortgage interest: −$7,982
• − Property taxes: −$423
• − Insurance: −$712
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$1,044
• − Depreciation: −$4,145
• Taxable income: $2,846
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $4,302/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): 47,036
• Household income: $94,804
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1763.0

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 (67%)
• Race & ethnicity: White 67% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 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: ▼ -58.72%
• Current HPI: 226.8663
• Rent YoY: ▲ 2.22%
• 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

-97.3% since first listed

22 events — show timeline

• 2025-10-08 Relisted — ImagineMLS
• 2025-09-23 Listing Removed — ImagineMLS
• 2024-09-23 Relisted — ImagineMLS
• 2024-09-21 Listing Removed — ImagineMLS
• 2024-02-02 Rental Removed $1,195 BUILDIUM
• 2023-12-05 Listed for Rent $1,195 BUILDIUM
• 2023-10-19 Sold (Public Records) $1,142,906 Public Records
• 2023-10-08 Rental Removed $1,195 BUILDIUM
• 2023-09-21 Listed $142,500 ImagineMLS
• 2023-09-15 Listed for Rent $1,195 BUILDIUM
• 2019-10-28 Sold (Public Records) $1,605,905 Public Records
• 2018-03-14 Sold (Public Records) $483,000 Public Records
• 2006-10-18 Listing Removed — ImagineMLS
• 2006-04-18 Listed $42,000 ImagineMLS
• 2006-03-22 Listing Removed — ImagineMLS
• 2006-02-22 Listing Removed — ImagineMLS
• 2006-02-22 Listed $43,900 ImagineMLS
• 2006-01-22 Listed $45,000 ImagineMLS
• 2005-06-20 Listing Removed — ImagineMLS
• 2005-04-11 Listed $40,000 ImagineMLS
• 2003-07-01 Sold (MLS) $45,000 ImagineMLS
• 2003-04-25 Listed $45,000 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $423 · +1.8% YoY. Source: county tax records.