104 Woodview Dr · Nicholasville, KY 40356

$175,500

2 bd · 2.0 ba · 960 sqft · Townhouse public records · 185 Days on market

Built 1991 1,488 sqft lot

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2 bedroom, 1.5 bath neutral townhouse! Fenced in backyard with deck, close to Lowes, Rite Aid, just looking for new owner! STOP PAYING RENT!This adorable unit would be great for first time home buyers, or investors !HVAC only 2 years old,and the best news NO HOA FEES, SHOW AND SELL

Key facts

• Brand-new deck
• Excellent condition
• New roof

Tags

• BRAND-NEW DECK
• NEW ROOF
• EXCELLENT CONDITION

Property features AI

Finance

• Other: Lot is approximately 0.034 acres (public records); Not on waterfront, no notable view; Located in Jessamine County; directions: by the soccer field in the Bell Chase area; Parcel number 045-30-13-003.00; Listing status: Contingent
• HOA & community: Subdivision: Bell Place

Exterior

• Utilities: Public water; Public sewer; Cable available; Electricity available; Natural gas available; Water connected; Sewer available
• Home design: Single house (residential); Two levels
• Construction: Aluminum siding; Building area approximately 960
• Exterior features: Tile roof; Block foundation

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Eat-in kitchen; No fireplace; Five total rooms
• Laundry & utility: Laundry on the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $176k.

Deal economics

• At list price, monthly cash flow is $5 ($58/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.7% below list).
• Recommended offer: $134k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% 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: Nicholasville Elementary School (math 26% / reading 38%, grade F, #348 of 676 statewide, top 55%, 455 students, 62% 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; 1 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago 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.
• Current owner paid $67k; list at $176k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $133,971 (23.7% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 10.9

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-21,867
• Equity at exit: $26,168

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $9,596
• Equity at exit: $15,174

Cash invested: $49,140 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $5

Break-even live

Break-even rent $1,334

Max offer price $175,500

Occupancy floor 95%

Sensitivity live

Price	-10% $104	-5% $55	+0% $5	+5% $-45	+10% $-95
Rent	-10% $-101	-5% $-48	+0% $5	+5% $58	+10% $111
Rate	-1.0pp $93	-0.5pp $49	base $5	+0.5pp $-41	+1.0pp $-87

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Lakeview Dr Nicholasville, KY	2.0	2.0	1044	$1,100	$1.05	25d	1	1.46mi

Listing history 27 events

1. 2026-06-22
   days on market $175,500 Active 185 DOM
2. 2026-06-18
   days on market $175,500 Active 182 DOM
3. 2026-06-17
   days on market $175,500 Active 181 DOM
4. 2026-06-16
   days on market $175,500 Active 180 DOM
5. 2026-06-15
   days on market $175,500 Active 179 DOM
6. 2026-06-14
   days on market $175,500 Active 177 DOM
7. 2026-06-10
   days on market $175,500 Active 174 DOM
8. 2026-06-09
   days on market $175,500 Active 173 DOM
9. 2026-06-08
   days on market $175,500 Active 172 DOM
10. 2026-06-07
    days on market $175,500 Active 171 DOM
11. 2026-06-03
    days on market $175,500 Active 167 DOM
12. 2026-06-03
    days on market $175,500 Active 166 DOM
13. 2026-05-31
    days on market $175,500 Active 175 DOM
14. 2026-05-31
    statusdays on market $175,500 Active 174 DOM
15. 2026-05-22
    historical Contingent
16. 2026-05-18
    price $175,500
17. 2026-03-30
    price $178,500
18. 2025-12-06
    listed $179,500 Active
19. 2015-09-09
    soldstatus $67,000
20. 2015-09-02
    soldstatus $67,000 Sold 287-char remark

    Show marketing remark (287 chars)

    Cute 2 bedroom, 1.5 bath neutral townhouse! Fenced in backyard with deck, close to Lowes, Rite Aid, just looking for new owner! STOP PAYING RENT!This adorable unit would be great for first time home buyers, or investors !HVAC only 2 years old,and the best news NO HOA FEES, SHOW AND SELL

21. 2015-08-26
    listed $68,000 Active 287-char remark

    Show marketing remark (287 chars)

    Cute 2 bedroom, 1.5 bath neutral townhouse! Fenced in backyard with deck, close to Lowes, Rite Aid, just looking for new owner! STOP PAYING RENT!This adorable unit would be great for first time home buyers, or investors !HVAC only 2 years old,and the best news NO HOA FEES, SHOW AND SELL

22. 1999-12-06
    soldstatus $67,000
23. 1999-11-02
    historical
24. 1999-10-01
    listed $69,900
25. 1998-12-18
    soldstatus $55,500
26. 1998-11-17
    historical
27. 1998-11-10
    listed $56,500

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$788/yr (+$66/mo · 109.4%)

ⓘ 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: $16,077
• − Mortgage interest: −$9,831
• − Property taxes: −$721
• − Insurance: −$878
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$5,105
• Taxable loss: −$3,030
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $785/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

+210.6% since first listed

13 events — show timeline

• 2026-05-22 Contingent — ImagineMLS
• 2026-05-18 Price Changed $175,500 ImagineMLS
• 2026-03-30 Price Changed $178,500 ImagineMLS
• 2025-12-06 Listed $179,500 ImagineMLS
• 2015-09-09 Sold (Public Records) $67,000 Public Records
• 2015-09-02 Sold (MLS) $67,000 ImagineMLS
• 2015-08-26 Listed $68,000 ImagineMLS
• 1999-12-06 Sold (MLS) $67,000 ImagineMLS
• 1999-11-02 Listing Removed — ImagineMLS
• 1999-10-01 Listed $69,900 ImagineMLS
• 1998-12-18 Sold (MLS) $55,500 ImagineMLS
• 1998-11-17 Listing Removed — ImagineMLS
• 1998-11-10 Listed $56,500 ImagineMLS