206 E Green St · Versailles, KY 40383

$125,000

2 bd · 1.0 ba · 1,240 sqft · Other public records · 31 Days on market

4,400 sqft lot ↓ 7% since listing

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime opportunity in the heart of downtown Versailles! Perfectly positioned this is a rare find, 206 E Green Street offers exceptional walkability to local favorite restaurants, boutiques, shopping, and charming downtown attractions. This existing 3-bedroom home is ready for renovation, restoration, or reimagination—ideal for investors, builders, or buyers looking to create something special in a highly desirable location. With strong potential and unbeatable convenience, this property presents a rare opportunity to invest in one of Versailles' most sought-after areas.

Key facts

• Strong potential
• Ready for renovation
• Shopping

Tags

• SHOPPING
• CHARMING DOWNTOWN ATTRACTIONS
• READY FOR RENOVATION
• HIGHLY DESIRABLE LOCATION
• STRONG POTENTIAL
• UNBEATABLE CONVENIENCE

Property features AI

Finance

• Other: Parcel number 30501600200

Exterior

• Utilities: Public sewer; Public water
• Home design: Downtown subdivision location
• Construction: Built area approximately 1,196; Wood siding construction; Shingle roof; Slab foundation
• Exterior features: Shingle roof; Slab foundation; Wood siding and other construction materials; Public water; Not on waterfront; No view

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Has heating (type: Other); Electric cooling
• Interior features: Carpet and vinyl flooring; No fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.3% in Versailles — 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 74/100 on livability (#108 in KY, #4,650 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Woodford County (town): math 45% / reading 52% proficiency, ranked #9 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southside Elementary School (math 48% / reading 53%, grade D+, #95 of 676 statewide, top 14%, 577 students, 41% FRL); Woodford County Middle School (math 42% / reading 57%, grade C, #25 of 217 statewide, top 12%, 889 students, 46% FRL); Woodford County High School (math 41% / reading 43%, grade F, #32 of 254 statewide, top 13%, 1,300 students, 41% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 207 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 102 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Woodford County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.23% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,857
• Equity at exit: $18,638

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $30,155
• Equity at exit: $10,808

Cash invested: $35,000 (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 40383

• Home prices YoY: -24.6%
• Active inventory: 207
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $347

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $433	-5% $390	+0% $347	+5% $304	+10% $260
Rent	-10% $226	-5% $286	+0% $347	+5% $407	+10% $468
Rate	-1.0pp $410	-0.5pp $379	base $347	+0.5pp $314	+1.0pp $281

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Macey Ave Unit 4 Versailles, KY	2.0	2.0	1000	$1,000	$1.00	14d	1	0.43mi
190 Macey Ave Unit 17 Versailles, KY	2.0	1.0	1000	$1,200	$1.20	14d	1	0.54mi
190 Macey Ave Unit 11 Versailles, KY	2.0	1.0	1000	$1,000	$1.00	24d	1	0.54mi
105 Big Sink Rd Versailles, KY	2.0	1.0	1052	$1,250	$1.19	14d	1	0.57mi
214 Breckinridge Dr Versailles, KY	3.0	2.0	1350	$1,650	$1.22	44d	1	0.62mi
214 Breckinridge Dr Unit 230 Versailles, KY	3.0	2.0	1350	$1,650	$1.22	14d	1	0.62mi
125 Camden Ave Versailles, KY	3.0	2.0	1418	$1,800	$1.27	44d	1	0.64mi
230 Breckinridge Dr Versailles, KY	3.0	2.0	1360	$1,650	$1.21	24d	1	0.67mi
508 Beech St Versailles, KY	3.0	1.0	1058	$1,395	$1.32	24d	1	0.87mi
523 Tecumseh Trl Versailles, KY	2.0	1.5	1280	$1,500	$1.17	24d	1	0.89mi
144 McCowans Ferry Aly Versailles, KY	3.0	2.0	1251	$2,000	$1.60	24d	1	1.17mi
184 Charmac Rd Versailles, KY	3.0	2.0	1224	$1,800	$1.47	44d	1	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 31 DOM
2. 2026-06-17
   days on market $125,000 Active 30 DOM
3. 2026-06-16
   days on market $125,000 Active 29 DOM
4. 2026-06-15
   days on market $125,000 Active 28 DOM
5. 2026-06-14
   days on market $125,000 Active 26 DOM
6. 2026-06-10
   days on market $125,000 Active 23 DOM
7. 2026-06-09
   days on market $125,000 Active 22 DOM
8. 2026-06-08
   days on market $125,000 Active 21 DOM
9. 2026-06-07
   days on market $125,000 Active 20 DOM
10. 2026-06-03
    days on market $125,000 Active 16 DOM
11. 2026-06-02
    days on market $125,000 Active 15 DOM
12. 2026-06-01
    days on market $125,000 Active 14 DOM
13. 2026-05-31
    days on market $125,000 Active 13 DOM
14. 2026-05-31
    days on market $125,000 Active 12 DOM
15. 2026-05-14
    listed $125,000 Active
16. 2026-02-05
    historical
17. 2026-01-27
    listed $134,000 Active

ⓘ 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,390
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,636
• Taxable income: $2,309
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,608/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: Woodford County
• NCES district ID: 2106000
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $57,392
• Composite: 42.23/100
• National rank: #3281
• State rank: #9 of 165 in KY

Livability — Versailles

• Score: 74/100
• State rank: #108
• US rank: #4650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Versailles, KY
• County: Woodford County · 24,793 people
• City population: 24,793
• Metro: Lexington-Fayette, KY
• Population (ZIP): 24,793
• Household income: $85,213
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 384.0

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 27,906 people
• By 2030: 28,718 · +2.9%
• By 2040: 29,854 · +7.0%
• By 2050: 30,537 · +9.4%
• By 2075: 32,563 · +16.7%
• By 2100: 32,186 · +15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Woodford

• 2024 margin: R (+14.3) · D 41.9% · R 56.2% · Other 1.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -17.1pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+12.0 2016: R+20.2 2012: R+18.9 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.76%
• Current HPI: 241.8129
• Rent YoY: —
• 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

-6.7% since first listed

3 events — show timeline

• 2026-05-14 Listed $125,000 ImagineMLS
• 2026-02-05 Listing Removed — ImagineMLS
• 2026-01-27 Listed $134,000 ImagineMLS

Property tax history

+0.8%/yr

Latest (2025): $243 · -12.4% YoY. Source: county tax records.