285 Osage Ct · Lexington-Fayette, KY 40509

$134,900

3 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 225 Days on market

Built 1971 1,498 sqft lot Est $205k · 34% under $92/mo HOA · 5% of rent ↓ 50% since listing

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated townhome that could be a great fit for a first time homeowner or an investor. Solid surface flooring throughout with bamboo flooring in most of the living areas and bedrooms. Ceramic tile in the kitchen and bathrooms including a walk-in ceramic tile shower upstairs. Fenced back patio area with a gate that opens to community green space area with a playground and basketball court.

Key facts

• Wood flooring
• Fenced patio
• Basketball court

Tags

• WOOD FLOORING
• FENCED PATIO
• PEACEFUL GREEN SPACE
• PLAYGROUND
• BASKETBALL COURT

Property features AI

Finance

• HOA & community: Has association with monthly fee

Exterior

• Parking: Off-street parking; Other parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: House; Two levels
• Construction: Brick veneer and vinyl siding; Block foundation; Dimensional style roof
• Exterior features: Wood fencing; Neighborhood view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air; Electric cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Madeline M Breckinridge Elem School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 509 students, 78% FRL); Crawford Middle School (math 15% / reading 31%, grade F, #197 of 217 statewide, top 92%, 751 students, 68% FRL); Henry Clay High School (math 43% / reading 49%, grade D-, #20 of 254 statewide, top 8%, 2,031 students, 47% FRL) — zoned schools average 64% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $933 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 + 2.2% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.26% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Osage Ct	0.02mi	3/1.5	1,080 (0%)	2mo	$115,000	$106	98
292 Osage Ct	0.03mi	3/1.5	1,080 (0%)	5mo	$149,900	$139	95
2804 Hanna Pl	0.40mi	2/2.5 (-1)	1,088 (+1%)	2mo	$150,000	$138	70
209 Old Todds Rd #2109	0.38mi	2/1.5 (-1)	1,008 (-7%)	4mo	$197,500	$196	62
209 Old Todds Rd #11101	0.38mi	2/1.5 (-1)	1,064 (-2%)	16mo	$210,000	$197	62
3042 Bonanza Dr	0.62mi	2/2.0 (-1)	1,100 (+2%)	1mo	$190,000	$173	60
943 Mcclanahan Ln Ln	0.32mi	2/2.0 (-1)	1,156 (+7%)	11mo	$225,000	$195	57
2925 Rio Dosa Dr	0.66mi	2/2.0 (-1)	1,071 (-1%)	7mo	$203,000	$190	55
2931 Rio Dosa Dr	0.67mi	2/2.0 (-1)	1,125 (+4%)	3mo	$228,500	$203	52
309 Santa Fe Ct	0.70mi	2/2.0 (-1)	1,082 (+0%)	11mo	$175,000	$162	50
2927 Rio Dosa Dr	0.67mi	2/2.0 (-1)	1,071 (-1%)	14mo	$188,400	$176	49
307 Santa Fe Ct	0.71mi	2/2.0 (-1)	1,140 (+6%)	5mo	$225,000	$197	47

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,316
• Equity at exit: $20,114

10-year hold

• IRR: 12.5%
• Equity multiple: 1.95×
• Total profit: $35,987
• Equity at exit: $11,664

Cash invested: $37,772 (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 40509

• Home prices YoY: -20.6%
• Rents YoY: 2.2%
• Active inventory: 279
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$707
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$56
• HOA: −$92
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $447

Break-even live

Break-even rent $1,135

Max offer price $134,900

Occupancy floor 69%

Sensitivity live

Price	-10% $524	-5% $486	+0% $447	+5% $409	+10% $371
Rent	-10% $313	-5% $380	+0% $447	+5% $515	+10% $582
Rate	-1.0pp $515	-0.5pp $482	base $447	+0.5pp $412	+1.0pp $377

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Osage Ct Unit 1 Lexington, KY	3.0	1.5	1080	$1,475	$1.37	24d	1	0.07mi
179 Hedgewood Ct Unit 1 Lexington, KY	3.0	1.5	1080	$1,375	$1.27	24d	1	0.13mi
308 Larkwood Dr Unit Z1 Lexington, KY	4.0	2.0	1361	$1,849	$1.36	14d	1	0.15mi
2400 Woodhill Dr Lexington, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	0.16mi
2409 Timberhill Ct Unit 4 Lexington, KY	2.0	1.5	990	$1,150	$1.16	24d	1	0.22mi
200 Alsab Ct Lexington, KY	2.0–3.0	1.5	940	$1,445	$1.54	24d	10	0.23mi
300 Quinton Ct Lexington, KY	1.0–3.0	1.0–2.0	927	$1,557	$1.68	14d	38	0.35mi
175 N Mount Tabor Rd Lexington, KY	1.0–2.0	1.0–2.0	847	$1,362	$1.61	14d	9	0.51mi
649 Hugging Bear Dr Lexington, KY	3.0	2.0	1253	$1,750	$1.40	22d	1	0.61mi
2716 Chelsea Woods Ct Lexington, KY	2.0	1.0	861	$1,400	$1.63	14d	1	0.61mi
2720 Chelsea Woods Ct Lexington, KY	3.0	2.0	1018	$1,595	$1.57	24d	1	0.62mi
2116 Saint Teresa Dr Lexington, KY	3.0	1.0	999	$1,900	$1.90	24d	1	0.62mi
2334 Lake Park Rd Lexington, KY	1.0–2.0	1.0–2.0	837	$1,448	$1.73	14d	7	0.67mi
175 N Locust Hill Dr Lexington, KY	1.0–2.0	1.0–2.0	700	$1,170	$1.67	14d	11	0.74mi
2360 Liberty Rd Lexington, KY	3.0	2.0	1415	$1,895	$1.34	14d	1	0.75mi
2052 Saint Christopher Dr Lexington, KY	4.0	2.0	1008	$2,050	$2.03	14d	1	0.76mi
2414 Lake Park Rd Lexington, KY	1.0–3.0	1.0–2.0	1123	$2,200	$1.96	22d	3	0.79mi
2414 Lake Park Rd Lexington, KY	2.0–3.0	2.0	1352	$2,200	$1.63	14d	2	0.79mi
2041 Saint Michael Dr Unit 5 Lexington, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.79mi
2021 Saint Christopher Dr Lexington, KY	3.0	1.0	1025	$2,100	$2.05	14d	1	0.84mi
2240 Kenwood Dr Lexington, KY	3.0	2.0	1264	$1,795	$1.42	14d	1	0.87mi
251 Chippendale Cir Lexington, KY	1.0–2.0	1.0–2.0	842	$1,450	$1.72	14d	12	0.92mi
151 S Locust Hill Dr Lexington, KY	1.0–2.0	1.0–2.0	761	$1,348	$1.77	14d	19	0.93mi
2561 Mackenzie Ln Lexington, KY	2.0	2.5	1250	$1,395	$1.12	14d	1	0.96mi
100 Lakeshore Dr Lexington, KY	1.0–3.0	1.0–2.0	925	$1,560	$1.69	14d	14	0.97mi
2548 Danielle Ln Lexington, KY	2.0	2.0	1050	$1,200	$1.14	14d	1	1.00mi
2543 Danielle Ln Lexington, KY	3.0	2.0	1400	$1,600	$1.14	24d	1	1.02mi
2082 Fairmont Ct Lexington, KY	2.0	1.5	900	$925	$1.03	24d	1	1.02mi
201 Lakeshore Dr Unit 9 Lexington, KY	3.0	2.0	1185	$1,095	$0.92	22d	1	1.11mi
2035 Altamont Ct Unit A09 Lexington, KY	3.0	2.0	1150	$1,450	$1.26	14d	1	1.11mi
209 Lakeshore Dr Unit 9 Lexington, KY	3.0	2.0	1050	$1,145	$1.09	22d	1	1.12mi
531 Laketower Dr Unit 502 Lexington, KY	2.0	2.0	1457	$5,499	$3.77	24d	1	1.12mi
531 Laketower Dr Unit 506 Lexington, KY	2.0	2.0	1326	$4,699	$3.54	24d	1	1.12mi
531 Laketower Dr Unit 418 Lexington, KY	2.0	2.0	1175	$3,799	$3.23	24d	1	1.12mi
531 Laketower Dr Unit 308 Lexington, KY	2.0	2.0	1326	$3,699	$2.79	24d	1	1.12mi
531 Laketower Dr Unit 522 Lexington, KY	2.0	2.0	1367	$5,699	$4.17	24d	1	1.12mi
531 Laketower Dr Unit 314 Lexington, KY	2.0	2.0	1147	$2,999	$2.61	14d	1	1.12mi
531 Laketower Dr Unit 316 Lexington, KY	2.0	2.0	1175	$3,199	$2.72	24d	1	1.12mi
531 Laketower Dr Unit 414 Lexington, KY	2.0	2.0	1147	$3,499	$3.05	24d	1	1.12mi
531 Laketower Dr Unit 518 Lexington, KY	2.0	2.0	1175	$4,299	$3.66	24d	1	1.12mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 32 events

1. 2026-06-18
   days on market $134,900 Active 225 DOM
2. 2026-06-17
   days on market $134,900 Active 224 DOM
3. 2026-06-16
   days on market $134,900 Active 223 DOM
4. 2026-06-15
   days on market $134,900 Active 222 DOM
5. 2026-06-14
   days on market $134,900 Active 220 DOM
6. 2026-06-13
   days on market $134,900 Active 219 DOM
7. 2026-06-10
   days on market $134,900 Active 217 DOM
8. 2026-06-09
   days on market $134,900 Active 216 DOM
9. 2026-06-08
   days on market $134,900 Active 215 DOM
10. 2026-06-07
    days on market $134,900 Active 214 DOM
11. 2026-06-05
    days on market $134,900 Active 211 DOM
12. 2026-06-03
    days on market $134,900 Active 210 DOM
13. 2026-06-02
    days on market $134,900 Active 209 DOM
14. 2026-06-01
    days on market $134,900 Active 208 DOM
15. 2026-05-31
    days on market $134,900 Active 207 DOM
16. 2026-05-04
    price $134,900
17. 2026-03-16
    price $137,900
18. 2026-01-20
    price $139,900
19. 2025-11-04
    listed $142,000 Active
20. 2025-10-27
    historical
21. 2025-10-20
    status Active
22. 2025-10-17
    historical
23. 2025-10-12
    price $142,000
24. 2025-09-23
    price $147,000
25. 2025-04-17
    listed $152,000 Active
26. 2023-07-17
    soldstatus $142,000
27. 2023-07-10
    soldstatus $142,000 Closed 397-char remark

    Show marketing remark (397 chars)

    Nicely updated townhome that could be a great fit for a first time homeowner or an investor. Solid surface flooring throughout with bamboo flooring in most of the living areas and bedrooms. Ceramic tile in the kitchen and bathrooms including a walk-in ceramic tile shower upstairs. Fenced back patio area with a gate that opens to community green space area with a playground and basketball court.

28. 2023-05-25
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Nicely updated townhome that could be a great fit for a first time homeowner or an investor. Solid surface flooring throughout with bamboo flooring in most of the living areas and bedrooms. Ceramic tile in the kitchen and bathrooms including a walk-in ceramic tile shower upstairs. Fenced back patio area with a gate that opens to community green space area with a playground and basketball court.

29. 2023-03-12
    listed $147,500 Active 397-char remark

    Show marketing remark (397 chars)

    Nicely updated townhome that could be a great fit for a first time homeowner or an investor. Solid surface flooring throughout with bamboo flooring in most of the living areas and bedrooms. Ceramic tile in the kitchen and bathrooms including a walk-in ceramic tile shower upstairs. Fenced back patio area with a gate that opens to community green space area with a playground and basketball court.

30. 2019-10-28
    soldstatus $1,605,905
31. 2018-07-03
    soldstatus $3,703,040
32. 2017-01-20
    soldstatus $270,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$665/yr (+$55/mo · 134.3%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,420
• − Mortgage interest: −$7,556
• − Property taxes: −$495
• − Insurance: −$674
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$1,104
• − Depreciation: −$3,924
• Taxable income: $3,398
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,554/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): 47,036
• Household income: $94,804
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1763.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -58.72%
• Current HPI: 226.8663
• Rent YoY: ▲ 2.22%
• 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

-50.0% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $134,900 ImagineMLS
• 2026-03-16 Price Changed $137,900 ImagineMLS
• 2026-01-20 Price Changed $139,900 ImagineMLS
• 2025-11-04 Listed $142,000 ImagineMLS
• 2025-10-27 Listing Removed — ImagineMLS
• 2025-10-20 Relisted — ImagineMLS
• 2025-10-17 Listing Removed — ImagineMLS
• 2025-10-12 Price Changed $142,000 ImagineMLS
• 2025-09-23 Price Changed $147,000 ImagineMLS
• 2025-04-17 Listed $152,000 ImagineMLS
• 2023-07-17 Sold (Public Records) $142,000 Public Records
• 2023-07-10 Sold (MLS) $142,000 ImagineMLS
• 2023-05-25 Pending — ImagineMLS
• 2023-03-12 Listed $147,500 ImagineMLS
• 2019-10-28 Sold (Public Records) $1,605,905 Public Records
• 2018-07-03 Sold (Public Records) $3,703,040 Public Records
• 2017-01-20 Sold (Public Records) $270,000 Public Records

Property tax history

+1.9%/yr

Latest (2015): $495 · +1.9% YoY. Source: county tax records.