186 Eddie St · Lexington-Fayette, KY 40508

$139,900

3 bd · 1.0 ba · 825 sqft · SingleFamily public records · 133 Days on market

Built 1900 2,730 sqft lot Est $192k · 27% under

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated 3 bedroom, 1 full bath ranch. New updates include flooring, paint, light fixtures, door knobs, vinyl siding, roof, gutters, new split HVAC unit, and much much more! There's a big family room and 2 spare bedrooms that would also make great offices. The master bedroom is spacious and has plenty of closet space. The kitchen has plenty of cabinet and counterspace and has a $2000 fridge/stove allowance. The full bathroom is also very spacious and has the washer/dryer hook-ups.

Key facts

• 2,730 sq ft lot
• Built 1900
• Listed 133 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: House; One story
• Construction: Vinyl siding; Block foundation; Composition/Shingle roof; Built area approximately 825
• Exterior features: Chain link, privacy, and wood fencing; Neighborhood view; Public water

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans; Insulated windows
• Laundry & utility: Washer hookup (main level); Electric dryer hookup; Washer and electric dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• 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 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: William Wells Brown Elementary (math 8% / reading 12%, grade F, #648 of 676 statewide, top 98%, 308 students, 86% FRL); Lexington Trad Magnet School (math 11% / reading 29%, grade F, #206 of 217 statewide, top 95%, 296 students, 81% FRL); Frederick Douglass High School (math 36% / reading 42%, grade F, #51 of 254 statewide, top 21%, 1,667 students, 43% FRL) — zoned schools average 70% FRL vs 44% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 40% district-wide (-17 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+11.8%/yr); 82 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $967 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 + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.02% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $192,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 N Limestone	0.31mi	2/1.0 (-1)	840 (+2%)	3mo	$240,000	$286	75
936 Highland Park Dr	0.45mi	2/1.0 (-1)	816 (-1%)	1mo	$190,000	$233	71
569 N Upper St	0.33mi	2/1.0 (-1)	775 (-6%)	6mo	$68,600	$89	65
132 York St	0.11mi	2/1.0 (-1)	750 (-9%)	14mo	$180,000	$240	63
564 Ohio St	0.29mi	2/1.0 (-1)	881 (+7%)	11mo	$126,000	$143	61
126 Devonia Ave	0.49mi	3/1.5	924 (+12%)	1mo	$225,000	$244	54
751 Dakota St	0.35mi	2/1.5 (-1)	930 (+13%)	1mo	$205,000	$220	54
440 Ohio St	0.46mi	2/1.0 (-1)	900 (+9%)	12mo	$161,300	$179	48
300 Locust Ave	0.61mi	2/1.0 (-1)	758 (-8%)	7mo	$215,000	$284	47
636 Locust Ave	0.73mi	3/1.5	918 (+11%)	1mo	$220,000	$240	44
101 Bluegrass Ave	0.73mi	2/1.0 (-1)	876 (+6%)	9mo	$178,000	$203	44
1211 North Ct	0.60mi	2/1.0 (-1)	720 (-13%)	13mo	$142,900	$198	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,020
• Equity at exit: $20,860

10-year hold

• IRR: 13.5%
• Equity multiple: 2.32×
• Total profit: $51,571
• Equity at exit: $12,096

Cash invested: $39,172 (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 40508

• Rents YoY: 11.8%
• Active inventory: 82
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $222

Break-even live

Break-even rent $1,147

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Eddie St Lexington, KY	2.0	1.0	552	$1,295	$2.35	14d	1	0.05mi
214 E Seventh St Lexington, KY	2.0	1.0	832	$1,000	$1.20	23d	1	0.06mi
706 Lancaster Ave Lexington, KY	3.0	3.0	1050	$1,495	$1.42	14d	1	0.14mi
161 E Loudon Ave Lexington, KY	2.0	1.0	1118	$1,300	$1.16	23d	1	0.19mi
222 W Sixth St Lexington, KY	3.0	1.5	1050	$1,150	$1.10	23d	1	0.33mi
115 W Loudon Ave Unit L97 Lexington, KY	3.0	2.0	960	$980	$1.02	23d	1	0.37mi
434 N Martin Luther King Blvd #201 Lexington, KY	2.0	2.0	950	$1,450	$1.53	23d	1	0.43mi
426 E Fifth St Unit Z1 Lexington, KY	2.0	1.0	719	$1,195	$1.66	23d	1	0.47mi
653 Jackson St Lexington, KY	2.0	1.0	839	$1,295	$1.54	14d	1	0.53mi
425 Hawkins Ave Lexington, KY	3.0	1.5	1124	$1,570	$1.40	14d	1	0.53mi
246 Warnock St Lexington, KY	2.0	1.0	810	$1,195	$1.48	23d	1	0.76mi
236 Warnock St Lexington, KY	3.0	1.0	1028	$2,200	$2.14	23d	1	0.78mi
345 Blackburn Ave Lexington, KY	2.0	2.0	946	$1,925	$2.03	14d	1	0.94mi
120 E Main St Lexington, KY	2.0	1.0–2.0	710	$2,486	$3.50	14d	20	1.01mi
811 Shelby Ave Unit Z1 Lexington, KY	2.0	1.0	792	$1,224	$1.55	14d	1	1.03mi
330 Newtown Pike Lexington, KY	1.0–3.0	1.0–2.0	976	$1,377	$1.41	23d	1	1.06mi
723 Charles Ave Lexington, KY	3.0	1.0	992	$1,300	$1.31	14d	1	1.16mi
143 Woodland Ave Lexington, KY	2.0	1.0	1100	$1,650	$1.50	23d	1	1.19mi
341 Grosvenor Ave Unit 3 Lexington, KY	3.0	3.0	875	$2,500	$2.86	23d	1	1.23mi
341 Grosvenor Ave #4 Lexington, KY	3.0	3.0	859	$2,600	$3.03	23d	1	1.23mi
341 Grosvenor Ave Unit 1 Lexington, KY	3.0	2.0	700	$2,050	$2.93	23d	1	1.23mi
261 S Limestone #303 Lexington, KY	2.0	2.0	1102	$2,995	$2.72	23d	1	1.24mi
275 S Limestone #115 Lexington, KY	2.0	2.0	1010	$2,500	$2.48	23d	1	1.25mi
139 N Hanover Ave Lexington, KY	2.0	1.0	600	$1,275	$2.12	23d	1	1.28mi
302 Owsley Ave Lexington, KY	4.0	1.0	1025	$1,895	$1.85	23d	1	1.35mi
330 Rose St Lexington, KY	1.0–2.0	1.0	627	$1,450	$2.31	23d	1	1.39mi
832 W High St Unit 1 Lexington, KY	3.0	1.5	900	$1,400	$1.56	23d	1	1.42mi

Listing history 12 events

1. 2026-05-13
   price $139,900
2. 2026-03-29
   price $145,000
3. 2026-03-06
   price $149,900
4. 2026-01-16
   listed $160,000 Active
5. 2024-01-12
   soldstatus $135,000
6. 2024-01-08
   soldstatus $135,000 Closed 497-char remark

   Show marketing remark (497 chars)

   Newly renovated 3 bedroom, 1 full bath ranch. New updates include flooring, paint, light fixtures, door knobs, vinyl siding, roof, gutters, new split HVAC unit, and much much more! There's a big family room and 2 spare bedrooms that would also make great offices. The master bedroom is spacious and has plenty of closet space. The kitchen has plenty of cabinet and counterspace and has a $2000 fridge/stove allowance. The full bathroom is also very spacious and has the washer/dryer hook-ups.

7. 2023-12-01
   historical Contingent 497-char remark

   Show marketing remark (497 chars)

   Newly renovated 3 bedroom, 1 full bath ranch. New updates include flooring, paint, light fixtures, door knobs, vinyl siding, roof, gutters, new split HVAC unit, and much much more! There's a big family room and 2 spare bedrooms that would also make great offices. The master bedroom is spacious and has plenty of closet space. The kitchen has plenty of cabinet and counterspace and has a $2000 fridge/stove allowance. The full bathroom is also very spacious and has the washer/dryer hook-ups.

8. 2023-10-19
   price $139,900 497-char remark

   Show marketing remark (497 chars)

   Newly renovated 3 bedroom, 1 full bath ranch. New updates include flooring, paint, light fixtures, door knobs, vinyl siding, roof, gutters, new split HVAC unit, and much much more! There's a big family room and 2 spare bedrooms that would also make great offices. The master bedroom is spacious and has plenty of closet space. The kitchen has plenty of cabinet and counterspace and has a $2000 fridge/stove allowance. The full bathroom is also very spacious and has the washer/dryer hook-ups.

9. 2023-09-19
   listed $150,000 Active 497-char remark

   Show marketing remark (497 chars)

   Newly renovated 3 bedroom, 1 full bath ranch. New updates include flooring, paint, light fixtures, door knobs, vinyl siding, roof, gutters, new split HVAC unit, and much much more! There's a big family room and 2 spare bedrooms that would also make great offices. The master bedroom is spacious and has plenty of closet space. The kitchen has plenty of cabinet and counterspace and has a $2000 fridge/stove allowance. The full bathroom is also very spacious and has the washer/dryer hook-ups.

10. 2004-09-24
    soldstatus $47,500 205-char remark

    Show marketing remark (205 chars)

    Home is in brand new condition inside & outside. Totally rebuilt. Brand new kitchen, bath, brand new electric. Absolutely 0 money down-owner possibly will assist with finance, great off street parking.

11. 2004-08-25
    historical 205-char remark

    Show marketing remark (205 chars)

    Home is in brand new condition inside & outside. Totally rebuilt. Brand new kitchen, bath, brand new electric. Absolutely 0 money down-owner possibly will assist with finance, great off street parking.

12. 2004-08-16
    listed $49,900 205-char remark

    Show marketing remark (205 chars)

    Home is in brand new condition inside & outside. Totally rebuilt. Brand new kitchen, bath, brand new electric. Absolutely 0 money down-owner possibly will assist with finance, great off street parking.

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$630/yr (+$52/mo · 109.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,133
• − Mortgage interest: −$7,837
• − Property taxes: −$574
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,070
• Taxable income: $414
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,561/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): 23,756
• Household income: $29,440
• Rent vs Own: 70.5% rent · 29.5% own
• Severe rent burden: 2644.0

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 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 9% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Chinese 1% Other Indo-European 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: ▼ -251.04%
• Current HPI: 204.3994
• Rent YoY: ▲ 11.83%
• 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

+180.4% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $139,900 ImagineMLS
• 2026-03-29 Price Changed $145,000 ImagineMLS
• 2026-03-06 Price Changed $149,900 ImagineMLS
• 2026-01-16 Listed $160,000 ImagineMLS
• 2024-01-12 Sold (Public Records) $135,000 Public Records
• 2024-01-08 Sold (MLS) $135,000 ImagineMLS
• 2023-12-01 Contingent — ImagineMLS
• 2023-10-19 Price Changed $139,900 ImagineMLS
• 2023-09-19 Listed $150,000 ImagineMLS
• 2004-09-24 Sold (MLS) $47,500 ImagineMLS
• 2004-08-25 Listing Removed — ImagineMLS
• 2004-08-16 Listed $49,900 ImagineMLS

Property tax history

+1.9%/yr

Latest (2015): $574 · +1.9% YoY. Source: county tax records.