2828 Yellowstone Pkwy · Lexington-Fayette, KY 40517

$525,000

8 bd · 4.0 ba · 3,660 sqft · MultiFamily public records · 7 Days on market

Built 1978 8,276 sqft lot Est $487k · 8% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• ARV discount +4.0/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rarely offered 4-plex with 4 garages in extra large1860SF walkout basement, each with garage door openers & remotes. Each unit has: 2 bedrooms/1 bath, washer/dryer hookups. All electric building. Most kitchen appliances are new. Most toilets & bath vanities are new. Bath flooring is new. Unit #1 HVAC is new. Windows are replacement windows. Centrally located via Alumni to University of Kentucky, UK Med Center, Baptist Hospital, shopping and amenities.

Key facts

• New toilets
• New bath flooring
• New hvac

Tags

• EXTRA LARGE WALKOUT BASEMENT
• NEW KITCHEN APPLIANCES
• NEW TOILETS
• NEW BATH VANITIES
• NEW BATH FLOORING
• NEW HVAC

Property features AI

Finance

• Other: Total building area approximately 3,720; Lot about 0.19 acre (approximately 8,276 sq ft); Zoned R-3 Planned Neighborhood Residential; Four total units
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: On-site paved covered parking
• Security: Information not provided
• Utilities: Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Quadruplex; 3 stories
• Construction: Information not provided
• Exterior features: Composition roof

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 4 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air
• Interior features: Electric dryer hookup; Washer hookup; Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $270/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).
• Cap rate 8.8% 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 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: Julius Marks Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 480 students, 64% FRL); Morton Middle School (math 41% / reading 58%, grade C, #25 of 217 statewide, top 12%, 705 students, 43% FRL); Henry Clay High School (math 43% / reading 49%, grade D-, #20 of 254 statewide, top 8%, 2,031 students, 47% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 103 active listings in the ZIP; 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• At $5,387/mo this rent would consume 120% of the median local household income ($54k/yr) (locally 2743% 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 $4k of loan paydown is wiped out by about $16k 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 + 4.5% rent growth), your $147k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $525,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.03% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $486,780
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2900 Winter Gdn	0.21mi	8/6.0	3,696 (+1%)	8mo	$490,000	$133	74
1313 Leaning Tree Ln	0.42mi	7/4.0 (-1)	3,840 (+5%)	17mo	$405,000	$105	53

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 · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-8,117
• Equity at exit: $78,279

10-year hold

• IRR: 9.6%
• Equity multiple: 1.79×
• Total profit: $116,109
• Equity at exit: $45,392

Cash invested: $147,000 (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 40517

• Rents YoY: 4.5%
• Active inventory: 103
• Price-to-rent: 32.5×

Monthly cashflow live

• Estimated rent: $5,387 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,131
• Net cashflow: $1,080

Break-even live

Break-even rent $4,020

Max offer price $525,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,377	-5% $1,229	+0% $1,080	+5% $931	+10% $783
Rent	-10% $654	-5% $867	+0% $1,080	+5% $1,293	+10% $1,506
Rate	-1.0pp $1,344	-0.5pp $1,214	base $1,080	+0.5pp $944	+1.0pp $806

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

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1	$5,388
Total (4 units)			$5,387

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-12
   listed $525,000 Active
3. 2018-06-07
   soldstatus $2,108,000

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $4,515 · $376/mo
• Expected delta: +$2,070/yr (+$172/mo · 84.6%)

ⓘ 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: $64,644
• − Mortgage interest: −$29,408
• − Property taxes: −$2,445
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,172
• − Management: −$5,172
• − Depreciation: −$15,273
• Taxable income: $4,550
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $11,869/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): 35,656
• Household income: $53,670
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2743.0

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 0.57)
• Race & ethnicity: White 60% Black 24% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -182.53%
• Current HPI: 248.0466
• Rent YoY: ▲ 4.52%
• 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

-75.1% since first listed

3 events — show timeline

• 2026-05-19 Pending — ImagineMLS
• 2026-05-12 Listed $525,000 ImagineMLS
• 2018-06-07 Sold (Public Records) $2,108,000 Public Records

Property tax history

+1.8%/yr

Latest (2015): $2,445 · +1.8% YoY. Source: county tax records.