436 Ohio St · Lexington-Fayette, KY 40508

$103,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 55 Days on market

Built 1900 4,181 sqft lot Est $166k · 38% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Great investment opportunity! This residential income property offers strong potential for future monthly cash flow. Currently vacant, allowing the new owner to set market rents and maximize returns. Contact the listing agent to schedule a showing.

Key facts

• 4,181 sq ft lot
• Built 1900
• Listed 54 days

Property features AI

Finance

• Other: Lot size approximately 4,181.76 sq ft (0.096 acres)
• Financial info: Parcel number 13258200

Exterior

• Utilities: Water and sewer information not provided; Power information not provided
• Home design: Downtown subdivision; Located in Fayette County, KY; Directions: Broadway east onto 4th St past Transylvania, right onto Ohio (house on the right); or Rose to Elmtree Lane, right onto 4th, right onto Ohio
• Construction: Total building area approximately 4,200
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Window air conditioning units; Forced air heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $103k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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); Lafayette High School (math 47% / reading 54%, grade D+, #10 of 254 statewide, top 4%, 2,432 students, 38% FRL) — zoned schools average 68% FRL vs 44% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 40% district-wide (-13 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $712 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 + 8.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $20k; list at $103k implies a 415% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,910 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $166,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Ohio St	0.01mi	2/1.0	900 (-3%)	12mo	$161,300	$179	84
564 Ohio St	0.21mi	2/1.0	881 (-5%)	11mo	$126,000	$143	73
443 Ohio St	0.03mi	2/1.0	1,063 (+14%)	3mo	$151,000	$142	72
318 E Sixth St	0.22mi	1/1.0 (-1)	854 (-8%)	1mo	$111,650	$131	70
570 Ohio St	0.22mi	3/2.0 (+1)	1,014 (+9%)	1mo	$145,000	$143	65
751 Dakota St	0.73mi	2/1.5	930 (+0%)	1mo	$205,000	$220	62
549 N Limestone	0.41mi	2/1.0	840 (-10%)	3mo	$240,000	$286	62
220 W 6th St	0.53mi	2/2.0	960 (+3%)	4mo	$221,000	$230	62
545 North Limestone	0.41mi	2/1.0	1,008 (+9%)	12mo	$245,000	$243	56
635 N Martin Luther King Blvd	0.38mi	3/1.0 (+1)	1,035 (+12%)	2mo	$185,000	$179	56
330 Corral St	0.37mi	3/1.0 (+1)	1,056 (+14%)	11mo	$165,000	$156	46
738 Maple Ave	0.47mi	3/2.0 (+1)	1,000 (+8%)	16mo	$85,000	$85	42

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: 9.9%
• Equity multiple: 1.41×
• Total profit: $11,884
• Equity at exit: $15,358

10-year hold

• IRR: 22.8%
• Equity multiple: 3.43×
• Total profit: $70,119
• Equity at exit: $8,906

Cash invested: $28,840 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $338

Break-even live

Break-even rent $901

Max offer price $103,000

Occupancy floor 70%

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Ohio St Unit 3 Lexington, KY	1.0	1.0	825	$695	$0.84	13d	1	0.08mi
425 Hawkins Ave Lexington, KY	3.0	1.5	1124	$1,570	$1.40	13d	1	0.10mi
426 E Fifth St Unit Z1 Lexington, KY	2.0	1.0	719	$1,195	$1.66	23d	1	0.12mi
434 N Martin Luther King Blvd #201 Lexington, KY	2.0	2.0	950	$1,450	$1.53	23d	1	0.20mi
402 Gunn St #202 Lexington, KY	1.0	1.0	625	$900	$1.44	23d	1	0.29mi
402 Gunn St #201 Lexington, KY	1.0	1.0	625	$950	$1.52	23d	1	0.29mi
246 Warnock St Lexington, KY	2.0	1.0	810	$1,195	$1.48	23d	1	0.33mi
236 Warnock St Lexington, KY	3.0	1.0	1028	$2,200	$2.14	23d	1	0.34mi
214 E Seventh St Lexington, KY	2.0	1.0	832	$1,000	$1.20	23d	1	0.39mi
706 Lancaster Ave Lexington, KY	3.0	3.0	1050	$1,495	$1.42	13d	1	0.41mi
199 Eddie St Lexington, KY	2.0	1.0	552	$1,295	$2.35	13d	1	0.46mi
653 Jackson St Lexington, KY	2.0	1.0	839	$1,295	$1.54	13d	1	0.50mi
222 W Sixth St Lexington, KY	3.0	1.5	1050	$1,150	$1.10	23d	1	0.51mi
325 W 6th St Lexington, KY	1.0	1.0	900	$1,300	$1.44	23d	1	0.59mi
161 E Loudon Ave Lexington, KY	2.0	1.0	1118	$1,300	$1.16	23d	1	0.63mi
547 N Broadway #2 Lexington, KY	1.0	1.0	650	$1,000	$1.54	23d	1	0.63mi
120 E Main St Lexington, KY	2.0	1.0–2.0	710	$2,486	$3.50	13d	20	0.67mi
143 Woodland Ave Lexington, KY	2.0	1.0	1100	$1,650	$1.50	23d	1	0.74mi
341 Grosvenor Ave #4 Lexington, KY	3.0	3.0	859	$2,600	$3.03	23d	1	0.80mi
341 Grosvenor Ave Unit 1 Lexington, KY	3.0	2.0	700	$2,050	$2.93	23d	1	0.80mi
341 Grosvenor Ave Unit 3 Lexington, KY	3.0	3.0	875	$2,500	$2.86	23d	1	0.80mi
115 W Loudon Ave Unit L97 Lexington, KY	3.0	2.0	960	$980	$1.02	23d	1	0.81mi
342 Grosvenor Ave Apt 2 Lexington, KY	1.0	1.0	650	$850	$1.31	23d	1	0.83mi
168 Woodland Ave Unit 2 Lexington, KY	1.0	1.0	620	$925	$1.49	23d	1	0.83mi
51 Mentelle Park Unit 4 Lexington, KY	1.0	1.0	1000	$1,060	$1.06	13d	1	0.88mi
139 N Hanover Ave Lexington, KY	2.0	1.0	600	$1,275	$2.12	23d	1	0.88mi
261 S Limestone #303 Lexington, KY	2.0	2.0	1102	$2,995	$2.72	23d	1	0.91mi
275 S Limestone #115 Lexington, KY	2.0	2.0	1010	$2,500	$2.48	23d	1	0.92mi
811 Shelby Ave Unit Z1 Lexington, KY	2.0	1.0	792	$1,224	$1.55	13d	1	0.95mi
530 E High St Lexington, KY	1.0	1.0	685	$1,171	$1.71	13d	1	0.97mi
330 Rose St Lexington, KY	1.0–2.0	1.0	627	$1,450	$2.31	23d	1	0.97mi
345 Blackburn Ave Lexington, KY	2.0	2.0	946	$1,925	$2.03	13d	1	0.99mi
330 Newtown Pike Lexington, KY	1.0–3.0	1.0–2.0	976	$1,205	$1.23	23d	1	1.11mi
161 Preston Ave #3 Lexington, KY	2.0	1.0	900	$1,500	$1.67	13d	1	1.18mi
585 S Upper St #114 Lexington, KY	2.0	2.0	1000	$1,995	$2.00	23d	1	1.23mi
232 Bassett Ave Lexington, KY	2.0	1.0	989	$1,495	$1.51	13d	1	1.24mi
723 Charles Ave Lexington, KY	3.0	1.0	992	$1,300	$1.31	13d	1	1.24mi
832 W High St Unit 1 Lexington, KY	3.0	1.5	900	$1,400	$1.56	23d	1	1.25mi
150 Northland Dr Lexington, KY	1.0	1.0	660	$900	$1.36	23d	1	1.27mi

Listing history 28 events

1. 2026-06-18
   days on market $103,000 Active 55 DOM
2. 2026-06-17
   days on market $103,000 Active 54 DOM
3. 2026-06-16
   days on market $103,000 Active 53 DOM
4. 2026-06-15
   days on market $103,000 Active 52 DOM
5. 2026-06-14
   days on market $103,000 Active 50 DOM
6. 2026-06-13
   days on market $103,000 Active 49 DOM
7. 2026-06-10
   days on market $103,000 Active 47 DOM
8. 2026-06-09
   days on market $103,000 Active 46 DOM
9. 2026-06-08
   days on market $103,000 Active 45 DOM
10. 2026-06-07
    days on market $103,000 Active 44 DOM
11. 2026-06-05
    days on market $103,000 Active 41 DOM
12. 2026-06-03
    days on market $103,000 Active 40 DOM
13. 2026-06-02
    days on market $103,000 Active 39 DOM
14. 2026-06-01
    days on market $103,000 Active 38 DOM
15. 2026-05-31
    days on market $103,000 Active 37 DOM
16. 2026-05-06
    price $103,000
17. 2026-04-28
    price $105,000
18. 2026-04-24
    listed $89,999 Active
19. 2026-04-12
    historical
20. 2026-04-06
    price $95,000
21. 2026-04-01
    listed $100,000 Active
22. 2018-10-10
    historical
23. 2018-10-05
    soldstatus $20,000
24. 2018-09-19
    soldstatus $230,000
25. 2018-09-13
    price $29,999
26. 2018-08-27
    listed $39,000 Active
27. 2016-06-24
    soldstatus $516,800
28. 2016-06-08
    soldstatus $516,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,947
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,996
• Taxable income: $2,570
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,440/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

-80.1% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $103,000 ImagineMLS
• 2026-04-28 Price Changed $105,000 ImagineMLS
• 2026-04-24 Listed $89,999 ImagineMLS
• 2026-04-12 Listing Removed — ImagineMLS
• 2026-04-06 Price Changed $95,000 ImagineMLS
• 2026-04-01 Listed $100,000 ImagineMLS
• 2018-10-10 Listing Removed — ImagineMLS
• 2018-10-05 Sold (Public Records) $20,000 Public Records
• 2018-09-19 Sold (Public Records) $230,000 Public Records
• 2018-09-13 Price Changed $29,999 ImagineMLS
• 2018-08-27 Listed $39,000 ImagineMLS
• 2016-06-24 Sold (Public Records) $516,800 Public Records
• 2016-06-08 Sold (Public Records) $516,800 Public Records

Property tax history

+1.8%/yr

Latest (2015): $169 · +1.8% YoY. Source: county tax records.