310 Burley Ave · Lexington-Fayette, KY 40503

$200,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 10 Days on market

Built 1920 6,251 sqft lot Est $302k · 34% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional real estate opportunity is coming to Lexington. On Tuesday, June 30, 2026, at 12:00 PM EST, the Central Kentucky Multi-Property Investment Auction will take place live at The Campbell House (1375 S. Broadway, Lexington, KY 40503), parking will be in the back of The Campbell House. Simultaneous online bidding available. This is a true Absolute Auction, meaning every property sells to the highest bidder regardless of price. All properties are offered AS-IS, WHERE-IS with no contingencies. A buyer's premium will be added to the final bid, and a non-refundable earnest money deposit is required. Successful bidders must close on or before July 24, 2026. Do not miss this rare chance

Key facts

• 6,251 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: House; One and one-half stories
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Block foundation

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Fireplace; Neighborhood view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/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 $192k (4.1% below list).
• Recommended offer: $192k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 C — 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: Picadome Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 430 students, 56% FRL); Morton Middle School (math 41% / reading 58%, grade C, #25 of 217 statewide, top 12%, 705 students, 43% FRL); Lafayette High School (math 47% / reading 54%, grade D+, #10 of 254 statewide, top 4%, 2,432 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 78 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 30% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,894 (4.1% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $302,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Hummingbird Ln	0.37mi	2/1.0 (-1)	1,296 (+3%)	2mo	$225,000	$174	71
377 Bob O Link Dr	0.58mi	3/1.0	1,116 (-11%)	2mo	$292,000	$262	52
639 Golfview Dr	0.56mi	2/1.0 (-1)	1,296 (+3%)	19mo	$191,500	$148	48
222 Floral Park Park	0.55mi	3/1.0	1,376 (+9%)	24mo	$330,000	$240	39
704 Widener Ct	0.70mi	3/2.0	1,312 (+4%)	22mo	$330,000	$252	38
140 Colfax St	0.60mi	3/1.5	1,080 (-14%)	9mo	$295,000	$273	38
419 Springhill Dr	0.65mi	3/2.0	1,425 (+13%)	8mo	$363,000	$255	37
609 Addison Ave	0.52mi	3/1.0	1,092 (-13%)	21mo	$207,000	$190	36
202 Westwood Ct	0.70mi	3/1.0	1,083 (-14%)	13mo	$279,000	$258	34
535 Mccubbing Dr	0.70mi	4/1.0 (+1)	1,389 (+10%)	15mo	$312,000	$225	33
741 Widener Ct	0.74mi	3/2.0	1,427 (+13%)	8mo	$335,000	$235	33
705 Widener Ct	0.68mi	3/2.0	1,432 (+14%)	13mo	$327,000	$228	30

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 · 4.4% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,440
• Equity at exit: $29,821

10-year hold

• IRR: 6.6%
• Equity multiple: 1.52×
• Total profit: $29,163
• Equity at exit: $17,292

Cash invested: $56,000 (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 40503

• Rents YoY: 4.4%
• Active inventory: 78
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $319

Break-even live

Break-even rent $1,515

Max offer price $200,000

Occupancy floor 78%

Sensitivity live

Price	-10% $432	-5% $376	+0% $319	+5% $262	+10% $206
Rent	-10% $167	-5% $243	+0% $319	+5% $395	+10% $471
Rate	-1.0pp $420	-0.5pp $370	base $319	+0.5pp $267	+1.0pp $214

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Simpson Ave Lexington, KY	3.0	2.0	1025	$1,710	$1.67	15d	1	0.11mi
120 Burley Ave Lexington, KY	3.0	1.0	928	$1,500	$1.62	24d	1	0.16mi
380 Virginia Ave Lexington, KY	2.0	1.0–2.0	771	$2,615	$3.39	15d	50	0.26mi
1079 Duncan Ave Lexington, KY	3.0	1.0	1175	$1,950	$1.66	24d	1	0.29mi
140 Gazette Ave Lexington, KY	3.0	1.5	875	$1,750	$2.00	24d	1	0.43mi
476 Bob O Link Dr Unit B Lexington, KY	2.0	1.0	1002	$1,300	$1.30	24d	1	0.51mi
1489 Elizabeth St Lexington, KY	2.0	1.0	1182	$1,950	$1.65	15d	1	0.59mi
1100 Horsemans Ln Unit HM37 Lexington, KY	3.0	2.5	1500	$1,500	$1.00	24d	1	0.66mi
1100 Horsemans Ln Lexington, KY	3.0	2.0	1250	$1,500	$1.20	24d	1	0.68mi
845 Red Mile Rd Lexington, KY	1.0–3.0	1.0–2.0	821	$1,953	$2.38	15d	33	0.75mi
585 S Upper St #114 Lexington, KY	2.0	2.0	1000	$1,995	$2.00	24d	1	0.80mi
1626 Nicholasville Rd Lexington, KY	3.0	2.0	1670	$2,095	$1.25	24d	1	0.98mi
275 S Limestone #140 Lexington, KY	2.0	2.0	1578	$4,700	$2.98	24d	1	1.11mi
275 S Limestone #135 Lexington, KY	3.0	2.0	1142	$2,950	$2.58	15d	1	1.11mi
275 S Limestone #115 Lexington, KY	2.0	2.0	1010	$2,500	$2.48	24d	1	1.11mi
261 S Limestone #303 Lexington, KY	2.0	2.0	1102	$2,995	$2.72	24d	1	1.12mi
355 S Broadway #305 Lexington, KY	2.0	2.0	1436	$2,900	$2.02	24d	1	1.14mi
832 W High St Unit 1 Lexington, KY	3.0	1.5	900	$1,400	$1.56	24d	1	1.21mi
341 Grosvenor Ave Unit 3 Lexington, KY	3.0	3.0	875	$2,500	$2.86	24d	1	1.29mi
120 E Main St Lexington, KY	2.0	1.0–2.0	710	$2,486	$3.50	15d	20	1.36mi
374 Park Ave Lexington, KY	4.0	2.0	1513	$3,500	$2.31	15d	1	1.36mi
1603 Glover Ave Lexington, KY	3.0	1.0	1336	$1,650	$1.24	24d	1	1.39mi
657 Montclair Dr Lexington, KY	4.0	2.0	1700	$2,395	$1.41	24d	1	1.40mi
208 Linwood Dr Lexington, KY	3.0	1.0	1200	$1,600	$1.33	24d	1	1.42mi
1901 Nicholasville Rd Unit 2 Lexington, KY	2.0	1.0	1100	$1,450	$1.32	24d	1	1.45mi
143 Woodland Ave Lexington, KY	2.0	1.0	1100	$1,650	$1.50	24d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $200,000 Active 10 DOM
2. 2026-06-17
   days on market $200,000 Active 9 DOM
3. 2026-06-16
   days on market $200,000 Active 8 DOM
4. 2026-06-15
   days on market $200,000 Active 7 DOM
5. 2026-06-14
   days on market $200,000 Active 5 DOM
6. 2026-06-13
   days on market $200,000 Active 4 DOM
7. 2026-06-10
   days on market $200,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $200,000 Active 1 DOM

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$941/yr (+$78/mo · 120.9%)

ⓘ 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 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: $23,027
• − Mortgage interest: −$11,203
• − Property taxes: −$779
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$5,818
• Taxable income: $543
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $3,697/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): 27,451
• Household income: $76,482
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1151.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 7% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -280.10%
• Current HPI: 241.5612
• Rent YoY: ▲ 4.40%
• 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

1 event — show timeline

• 2026-06-08 Listed $200,000 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $779 · +1.8% YoY. Source: county tax records.