315 E Brown St · Nicholasville, KY 40356

$164,900

3 bd · 1.0 ba · 1,005 sqft · Other public records · 26 Days on market

9,800 sqft lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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

Opportunity Knocks! Buyer's here's your chance to have instant equity or investors this is the perfect flip or your next rental property. Located in a very convenient spot in Nicholasville this property offers a lot for the money and with just a few updates will make someone a very nice home. This property is in livable condition and provides a solid option for buyers seeking an affordable home with the opportunity to add your own personal touches over time. It would be amazing what a little paint and refinishing the hardwood flooring that's in all the living areas except the kitchen and bath would do for this home. Outside you have a very large private backyard that you just can't find wit

Key facts

• Hardwood flooring
• Livable condition
• Private backyard

Tags

• PRIVATE BACKYARD
• HARDWOOD FLOORING
• LIVABLE CONDITION

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-story house
• Construction: Brick veneer exterior; Dimensional style roof; Block foundation; Built as a house (one level)
• Exterior features: Shed(s); Chain link, privacy, and wood fencing

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Primary bedroom located on the first floor
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Primary bedroom on the first floor; Ceiling fan(s); Insulated windows; 7 total rooms; Crawl space (basement)
• Laundry & utility: Washer hookup on the main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Hattie C. Warner Elementary School (math 28% / reading 42%, grade F, #298 of 676 statewide, top 44%, 528 students, 54% FRL); East Jessamine Middle School (math 23% / reading 44%, grade F, #105 of 217 statewide, top 51%, 936 students, 56% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 496 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $165k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $162,426 (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. 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: 1.01% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.2

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,284
• Equity at exit: $24,587

10-year hold

• IRR: 14.1%
• Equity multiple: 2.35×
• Total profit: $62,460
• Equity at exit: $14,258

Cash invested: $46,172 (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: 496
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$865
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $316

Break-even live

Break-even rent $1,271

Max offer price $164,900

Occupancy floor 76%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Lowell Ct Nicholasville, KY	3.0	2.5	1480	$1,750	$1.18	23d	1	0.39mi
516 S Main St Unit 1 Nicholasville, KY	3.0	2.5	1454	$1,850	$1.27	23d	1	0.44mi
300 Finlaine PL Nicholasville, KY	1.0–2.0	1.0–2.5	1130	$2,000	$1.77	13d	7	0.46mi
203 Elm St Nicholasville, KY	4.0	1.0	1176	$1,500	$1.28	23d	1	0.49mi
305 Lake St #2 Nicholasville, KY	2.0	1.5	850	$995	$1.17	23d	1	0.73mi
238 Lakeview Dr Nicholasville, KY	2.0	2.0	1044	$1,100	$1.05	23d	1	0.89mi
443 Edgewood Dr Unit 5 Nicholasville, KY	3.0	1.0	1100	$1,300	$1.18	13d	1	1.32mi

Listing history 8 events

1. 2026-05-17
   price $164,900
2. 2026-05-08
   status Active
3. 2026-05-04
   historical Contingent
4. 2026-04-26
   listed $175,000 Active
5. 1999-06-04
   soldstatus $72,000
6. 1999-06-04
   soldstatus $72,000
7. 1999-04-05
   historical
8. 1999-03-07
   listed $71,900

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$570/yr (+$48/mo · 67.2%)

ⓘ 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 4% 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: $20,059
• − Mortgage interest: −$9,237
• − Property taxes: −$848
• − Insurance: −$824
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,797
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $3,523/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

+129.3% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $164,900 ImagineMLS
• 2026-05-08 Relisted — ImagineMLS
• 2026-05-04 Contingent — ImagineMLS
• 2026-04-26 Listed $175,000 ImagineMLS
• 1999-06-04 Sold (Public Records) $72,000 Public Records
• 1999-06-04 Sold (MLS) $72,000 ImagineMLS
• 1999-04-05 Listing Removed — ImagineMLS
• 1999-03-07 Listed $71,900 ImagineMLS