104 Cisco Rd · Lexington-Fayette, KY 40504

$99,000

3 bd · 1.0 ba · 783 sqft · SingleFamily public records · 1 Days on market

Built 1940 7,976 sqft lot Est $157k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Lexington opportunity for buyers ready to renovate and add value or inverters looking to add to their portfolio. This property features a covered front porch and a compact footprint with potential, including an upper/attic area and multiple rooms to reconfigure to your vision. Interior condition reflects significant deferred maintenance and repair needs; bring your contractor and plan accordingly. Property is being sold AS-IS, where-is, with no warranties expressed or implied. Buyer to verify all information including but not limited to square footage, condition, utilities, schools, zoning, and suitability for buyer's intended use.

Key facts

• Covered front porch
• Upper attic area
• Multiple rooms

Tags

• COVERED FRONT PORCH
• UPPER ATTIC AREA
• MULTIPLE ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 14.4% 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: Picadome Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 430 students, 56% FRL); Jessie M Clark Middle School (math 39% / reading 54%, grade D+, #28 of 217 statewide, top 13%, 1,044 students, 34% FRL); Lafayette High School (math 47% / reading 54%, grade D+, #10 of 254 statewide, top 4%, 2,432 students, 38% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 59 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/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 $684 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 + 5.7% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1940 — 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: 1.60% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.94%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $157,383
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Ferguson St	0.54mi	2/1.0 (-1)	755 (-4%)	18mo	$52,500	$70	49
1162 Martin St	0.48mi	2/1.0 (-1)	735 (-6%)	18mo	$148,000	$201	47

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 · 5.7% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.12×
• Total profit: $30,920
• Equity at exit: $14,761

10-year hold

• IRR: 35.2%
• Equity multiple: 4.64×
• Total profit: $100,774
• Equity at exit: $8,560

Cash invested: $27,720 (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 40504

• Rents YoY: 5.7%
• Active inventory: 59
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$519
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $669

Break-even live

Break-even rent $739

Max offer price $99,000

Occupancy floor 53%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Red Mile Rd Lexington, KY	1.0–2.0	1.0	699	$1,295	$1.85	21d	1	0.15mi
845 Red Mile Rd Lexington, KY	1.0–3.0	1.0–2.0	821	$1,953	$2.38	13d	33	0.33mi
1861 Dunkirk Dr Lexington, KY	3.0	1.0	975	$1,595	$1.64	13d	1	0.61mi
208 Clyde St Lexington, KY	2.0	1.0	982	$1,100	$1.12	21d	1	0.74mi
1885 Dunkirk Dr Lexington, KY	3.0	1.0	1090	$1,600	$1.47	13d	1	0.75mi
301 Thompson Rd Lexington, KY	3.0	1.0	1008	$1,450	$1.44	13d	1	0.77mi
832 W High St Unit 1 Lexington, KY	3.0	1.5	900	$1,400	$1.56	23d	1	0.95mi
380 Virginia Ave Lexington, KY	2.0	1.0–2.0	771	$2,615	$3.39	13d	50	0.96mi
261 Simpson Ave Lexington, KY	3.0	2.0	1025	$1,710	$1.67	13d	1	0.99mi
585 S Upper St #114 Lexington, KY	2.0	2.0	1000	$1,995	$2.00	23d	1	1.14mi
120 Burley Ave Lexington, KY	3.0	1.0	928	$1,500	$1.62	23d	1	1.19mi
805 Press Ave Lexington, KY	1.0–2.0	1.0	507	$1,450	$2.86	23d	1	1.25mi
2059 Deauville Dr Lexington, KY	3.0	1.0	925	$1,695	$1.83	23d	1	1.27mi
1728 Shenandoah Dr Lexington, KY	3.0	1.0	1125	$1,650	$1.47	13d	1	1.27mi
261 S Limestone #303 Lexington, KY	2.0	2.0	1102	$2,995	$2.72	23d	1	1.35mi
149 Old Towne Walk Lexington, KY	1.0–3.0	1.0–3.0	906	$1,964	$2.17	23d	1	1.35mi
275 S Limestone #115 Lexington, KY	2.0	2.0	1010	$2,500	$2.48	23d	1	1.35mi
140 Gazette Ave Lexington, KY	3.0	1.5	875	$1,750	$2.00	23d	1	1.38mi
2045 Cambridge Dr Lexington, KY	2.0	1.0	800	$1,185	$1.48	21d	1	1.40mi
476 Bob O Link Dr Unit B Lexington, KY	2.0	1.0	1002	$1,300	$1.30	23d	1	1.41mi
342 Waller Ave Lexington, KY	1.0–2.0	1.0–1.5	720	$1,400	$1.94	23d	1	1.42mi
1568 Alexandria Dr Lexington, KY	2.0	1.0	900	$875	$0.97	13d	1	1.47mi
723 Charles Ave Lexington, KY	3.0	1.0	992	$1,300	$1.31	13d	1	1.48mi
330 Newtown Pike Lexington, KY	1.0–3.0	1.0–2.0	976	$1,377	$1.41	23d	1	1.48mi

Listing history 3 events

1. 2026-04-23
   soldstatus $99,000
2. 2026-03-06
   status Pending
3. 2026-02-17
   listed $99,000 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: $277 · $23/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$575/yr (+$48/mo · 207.7%)

ⓘ 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 100% 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: $19,018
• − Mortgage interest: −$5,546
• − Property taxes: −$277
• − Insurance: −$495
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$2,880
• Taxable income: $6,778
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $6,396/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): 25,816
• Household income: $46,055
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 2225.0

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 61% Hispanic / Latino 18% Black 15% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 79% English-only · Spanish 15% Arabic 1% Chinese 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: ▼ -221.10%
• Current HPI: 255.3941
• Rent YoY: ▲ 5.70%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Sold (Public Records) $99,000 Public Records
• 2026-03-06 Pending — ImagineMLS
• 2026-02-17 Listed $99,000 ImagineMLS

Property tax history

-1.9%/yr

Latest (2015): $277 · -1.9% YoY. Source: county tax records.