1363 Bridges Creek Ct · Georgetown, KY 40324

$235,000

3 bd · 1.0 ba · 1,066 sqft · Other public records · 1 Days on market

Built 1977 9,164 sqft lot ↓ 6% since listing

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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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained, move-in ready gem nestled in the heart of Georgetown! Offering both comfort and convenience, this property features a one-car garage along with two covered carports—perfect for extra vehicles, recreational toys, or even your boat. Step inside and discover a home that has been lovingly cared for by one family over the last 38 years, with inviting spaces designed for everyday living. Just off the primary bedroom, you'll find a charming enclosed sunroom—an ideal spot to start your morning with a cup of coffee or unwind after a long day. Out back, escape to your own private retreat with beautifully landscaped surroundings and a fully fenced yard

Key facts

• One car garage
• Two covered carports
• Enclosed sunroom

Tags

• ONE CAR GARAGE
• TWO COVERED CARPORTS
• ENCLOSED SUNROOM
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $-12 ($-149/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (24.6% below list).
• Recommended offer: $177k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Georgetown — 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 78/100 on livability (#75 in KY, #2,338 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southern Elementary School (math 21% / reading 29%, grade F, #483 of 676 statewide, top 72%, 502 students, 57% FRL); Georgetown Middle School (math 18% / reading 39%, grade F, #161 of 217 statewide, top 75%, 636 students, 54% FRL); Great Crossing High School (math 36% / reading 40%, grade F, #55 of 254 statewide, top 22%, 1,790 students, 43% FRL).
• Market conditions: Rents rising (+3.0%/yr); 441 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $177,191 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 11.1

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-38,977
• Equity at exit: $35,039

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-35,381
• Equity at exit: $20,319

Cash invested: $65,800 (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 40324

• Rents YoY: 3.0%
• Active inventory: 441
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-12

Break-even live

Break-even rent $1,788

Max offer price $232,800

Occupancy floor 96%

Sensitivity live

Price	-10% $121	-5% $54	+0% $-12	+5% $-79	+10% $-145
Rent	-10% $-152	-5% $-82	+0% $-12	+5% $58	+10% $128
Rate	-1.0pp $106	-0.5pp $47	base $-12	+0.5pp $-73	+1.0pp $-135

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Aberdine Way Georgetown, KY	2.0	2.0	1008	$1,449	$1.44	15d	1	0.35mi
102 Amerson Orchard Rd Georgetown, KY	1.0–3.0	1.0–3.0	1044	$2,164	$2.07	15d	28	1.15mi

Listing history 6 events

1. 2026-04-15
   status Pending
2. 2026-04-14
   listed $235,000 Active
3. 2025-11-13
   historical
4. 2025-11-08
   price $240,500
5. 2025-09-26
   price $245,900
6. 2025-09-12
   listed $249,500 Active

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$1,037/yr (+$86/mo · 105.4%)

ⓘ 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 100% 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: $21,263
• − Mortgage interest: −$13,164
• − Property taxes: −$984
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$6,836
• Taxable loss: −$4,298
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $882/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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Georgetown

• Score: 78/100
• State rank: #75
• US rank: #2338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, KY
• County: Scott County · 53,406 people
• City population: 53,406
• Metro: Lexington-Fayette, KY
• Population (ZIP): 53,406
• Household income: $85,110
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 993.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.49%
• Current HPI: 187.89
• Rent YoY: ▲ 3.00%
• 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

-5.8% since first listed

6 events — show timeline

• 2026-04-15 Pending — ImagineMLS
• 2026-04-14 Listed $235,000 ImagineMLS
• 2025-11-13 Listing Removed — ImagineMLS
• 2025-11-08 Price Changed $240,500 ImagineMLS
• 2025-09-26 Price Changed $245,900 ImagineMLS
• 2025-09-12 Listed $249,500 ImagineMLS

Property tax history

+7.2%/yr

Latest (2025): $984 · +6.2% YoY. Source: county tax records.