101 Ilhardt Ave · Nicholasville, KY 40356

$89,000

2 bd · 1.0 ba · 1,265 sqft · Other public records · 3 Days on market

0.54 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in the heart of Nicholasville! This 2-bedroom, 1 full bath home sits on a spacious ½-acre lot just minutes from downtown. Perfect for investors or buyers looking to renovate and make it their own, this property offers solid potential with room to add value. Generous lot provides space for expansion, outdoor living, or future improvements. Convenient location close to shopping, dining, and local amenities. Priced to sell—bring your vision and unlock the possibilities! Sold AS-IS.

Key facts

• Generous lot
• Spacious lot
• Convenient location

Tags

• SPACIOUS LOT
• GENEROUS LOT
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Parcel number 058-10-13-001.00
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: One-story house
• Construction: Brick veneer exterior; Wood foundation; Shingle roof; Built area approximately 1,265
• Exterior features: Shed(s); Partial wood fencing; Few trees on the lot

Interior

• Kitchen: Refrigerator; Cooktop
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Ceiling fan(s); Blinds; Accessible bedroom; Accessible entrance
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 16.8% vs local median 3.4% in Nicholasville — 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 66/100 on livability (#231 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Jessamine County (town): math 31% / reading 45% proficiency, ranked #37 of 165 in KY (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brookside Elementary School (math 36% / reading 32%, grade F, #329 of 676 statewide, top 49%, 514 students, 57% FRL); East Jessamine Middle School (math 23% / reading 44%, grade F, #105 of 217 statewide, top 51%, 936 students, 56% FRL); East Jessamine High School (math 26% / reading 38%, grade F, #97 of 254 statewide, top 46%, 1,173 students, 57% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 502 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 267 units permitted in Jessamine County in 2024 (9 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jessamine County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,000

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.90% ✓
• Cap rate: 16.78%
• Cash-on-cash: 37.46%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.5% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.73×
• Total profit: $43,103
• Equity at exit: $13,270

10-year hold

• IRR: 46.8%
• Equity multiple: 6.51×
• Total profit: $137,292
• Equity at exit: $7,695

Cash invested: $24,920 (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 40356

• Home prices YoY: -18.6%
• Rents YoY: 7.5%
• Active inventory: 502
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$467
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $778

Break-even live

Break-even rent $705

Max offer price $89,000

Occupancy floor 49%

Sensitivity live

Price	-10% $828	-5% $803	+0% $778	+5% $753	+10% $727
Rent	-10% $644	-5% $711	+0% $778	+5% $845	+10% $911
Rate	-1.0pp $823	-0.5pp $800	base $778	+0.5pp $755	+1.0pp $731

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Finlaine PL Nicholasville, KY	1.0–2.0	1.0–2.5	1130	$2,000	$1.77	15d	7	0.40mi
238 Lakeview Dr Nicholasville, KY	2.0	2.0	1044	$1,100	$1.05	25d	1	0.54mi
404 Virginia Ln Nicholasville, KY	3.0	2.0	1775	$2,300	$1.30	25d	1	0.69mi
101 Rainbow Dr Nicholasville, KY	3.0	2.0	1400	$1,895	$1.35	15d	1	0.73mi
516 S Main St Unit 1 Nicholasville, KY	3.0	2.5	1454	$1,850	$1.27	25d	1	0.79mi
209 Mary Rose Ln Nicholasville, KY	3.0	2.0	1400	$1,650	$1.18	15d	1	0.89mi
154 Garnet Dr Nicholasville, KY	2.0	2.0	1172	$1,600	$1.37	25d	1	0.91mi
137 Garnet Dr Nicholasville, KY	3.0	2.5	1232	$1,150	$0.93	25d	1	0.99mi
1140 Orchard Dr Nicholasville, KY	3.0	2.0	1519	$2,695	$1.77	25d	1	1.20mi
136 Lowell Ct Nicholasville, KY	3.0	2.5	1480	$1,750	$1.18	25d	1	1.22mi
443 Edgewood Dr Unit 5 Nicholasville, KY	3.0	1.0	1100	$1,300	$1.18	15d	1	1.28mi

Listing history 2 events

1. 2026-05-22
   status Pending
2. 2026-05-15
   listed $89,000 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: $636 · $53/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$129/yr (+$11/mo · 20.3%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,273
• − Mortgage interest: −$4,985
• − Property taxes: −$636
• − Insurance: −$445
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$2,589
• Taxable income: $8,374
• Est. tax owed @ 24.0%: −$2,010
• After-tax cash flow: $7,324/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: Jessamine County
• NCES district ID: 2103030
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $50,249
• Composite: 32.81/100
• National rank: #5623
• State rank: #37 of 165 in KY

Livability — Nicholasville

• Score: 66/100
• State rank: #231
• US rank: #11266

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nicholasville, KY
• County: Jessamine County · 45,849 people
• City population: 45,849
• Metro: Lexington-Fayette, KY
• Population (ZIP): 45,849
• Household income: $74,495
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 1186.0

Population outlook (Jessamine County) Hauer SSP2

• Today (2025): 58,419 people
• By 2030: 61,468 · +5.2%
• By 2040: 66,952 · +14.6%
• By 2050: 71,357 · +22.1%
• By 2075: 80,325 · +37.5%
• By 2100: 83,848 · +43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 2%
• Common ancestry: Italian 2% Subsaharan African 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 1%

Political lean MEDSL · Jessamine

• 2024 margin: Solid R (+35.9) · D 31.2% · R 67.0% · Other 1.8%
• 2008→2024 swing: +1.1pp toward D · 2008: -37.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.5 2016: R+40.0 2012: R+39.9 2008: R+37.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.88%
• Current HPI: 270.2432
• Rent YoY: ▲ 7.50%
• 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

• 2026-05-22 Pending — ImagineMLS
• 2026-05-15 Listed $89,000 ImagineMLS