219 Gale Dr · Lancaster, KY 40444

$155,000

3 bd · 1.0 ba · 1,040 sqft · Other · 20 Days on market

Built 1964 10,260 sqft lot

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.0/10.0

Listing remarks

Rare find that's waiting and ready for you. This move in ready brick home features 3 bedrooms, bath, large living room with hardwood, eat in kitchen, spacious back yard, carport, all close to city conveniences. Heating system was updated in the fall of 2025. Call today to schedule your showing.

Key facts

• Eat in kitchen
• Carport
• Large living room

Tags

• BRICK HOME
• LARGE LIVING ROOM
• EAT IN KITCHEN
• SPACIOUS BACK YARD
• CARPORT

Property features AI

Finance

• Other: Lot approximately 0.235 acre (public records); Building area approximately 1,040 total

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: House construction with brick veneer; Metal roof; Block foundation
• Exterior features: Brick veneer exterior; Metal roof; Block foundation

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 6
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating present)
• Interior features: Eat-in kitchen; Basement with interior entry, sump pump, unfinished space, and walk-up access
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#314 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D+, amenities F, commute F.
• Garrard County (rural): math 28% / reading 42% proficiency, ranked #63 of 165 in KY (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lancaster Elementary School (math 37% / reading 37%, grade F, #255 of 676 statewide, top 42%, 469 students, 80% FRL); Garrard County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 801 students, 59% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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?
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: 1.18% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 7.1

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $7,683
• Equity at exit: $23,111

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $48,757
• Equity at exit: $13,402

Cash invested: $43,400 (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 40444

• Home prices YoY: -2.6%
• Active inventory: 170
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $516

Break-even live

Break-even rent $1,175

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $604	-5% $560	+0% $516	+5% $472	+10% $428
Rent	-10% $371	-5% $444	+0% $516	+5% $588	+10% $660
Rate	-1.0pp $594	-0.5pp $555	base $516	+0.5pp $476	+1.0pp $435

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $155,000 Active 20 DOM
2. 2026-06-19
   days on market $155,000 Active 18 DOM
3. 2026-06-18
   days on market $155,000 Active 17 DOM
4. 2026-06-17
   days on market $155,000 Active 16 DOM
5. 2026-06-16
   days on market $155,000 Active 15 DOM
6. 2026-06-15
   days on market $155,000 Active 14 DOM
7. 2026-06-14
   days on market $155,000 Active 12 DOM
8. 2026-06-13
   days on market $155,000 Active 11 DOM
9. 2026-06-10
   days on market $155,000 Active 9 DOM
10. 2026-06-09
    days on market $155,000 Active 8 DOM
11. 2026-06-08
    days on market $155,000 Active 7 DOM
12. 2026-06-07
    days on market $155,000 Active 6 DOM
13. 2026-06-05
    days on market $155,000 Active 3 DOM
14. 2026-06-03
    days on market $155,000 Active 2 DOM
15. 2026-06-02
    remarks 296-char remark
16. 2026-06-02
    listed $155,000 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: $613 · $51/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$720/yr (+$60/mo · 117.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,941
• − Mortgage interest: −$8,682
• − Property taxes: −$613
• − Insurance: −$775
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,509
• Taxable income: $3,851
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $5,267/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: Garrard County
• NCES district ID: 2102160
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $43,411
• Composite: 29.67/100
• National rank: #6462
• State rank: #63 of 165 in KY

Livability — Lancaster

• Score: 63/100
• State rank: #314
• US rank: #15040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, KY
• Population (ZIP): 14,207

Population outlook (Garrard County) Hauer SSP2

• Today (2025): 17,852 people
• By 2030: 18,018 · +0.9%
• By 2040: 18,076 · +1.3%
• By 2050: 17,592 · -1.5%
• By 2075: 16,128 · -9.7%
• By 2100: 13,489 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 1% Subsaharan African 1% Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Garrard

• 2024 margin: Solid R (+60.2) · D 19.3% · R 79.5% · Other 1.3%
• 2008→2024 swing: -17.1pp toward R · 2008: -43.1pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.6 2016: R+58.5 2012: R+51.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.08%
• Current HPI: 297.6233
• Rent YoY: —
• Metro: —
• 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

• 2026-06-01 Listed $155,000 ImagineMLS

Property tax history

+5.1%/yr

Latest (2025): $613 · -0.4% YoY. Source: county tax records.