630 Miles Rd · Nicholasville, KY 40356

$225,000

3 bd · 2.0 ba · 1,128 sqft · Townhouse public records · 8 Days on market

Built 2004 4,006 sqft lot Est $173k · 30% over

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Why this score? — see what drove the F 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 +13.6/30.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the easy life! One-level, low maintenance living for the buyer just starting the home ownership journey or the person ready to downsize and take it easy. The primary bedroom has been newly painted and comes with an en-suite bathroom and large closet. The 2nd bedroom is next to the 2nd full bathroom and great for guests or a roommate. New, updated lighting fixtures have been installed. The yard is fully fenced with privacy fencing, has a concrete patio and concrete sidewalk. The one-car garage has a driveway for 2 cars side-by-side. There is no HOA fee and this townhome is move-in-ready.

Key facts

• Functional layout
• Fresh interior paint
• Garage

Tags

• UPDATED PRIMARY BATHROOM
• FRESH INTERIOR PAINT
• REFRESHED KITCHEN CABINETS
• FUNCTIONAL LAYOUT
• MINUTES FROM SHOPPING
• PEACEFUL RESIDENTIAL SETTING

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage faces front
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-story house
• Construction: Brick veneer and vinyl siding exterior; Composition roof; Slab foundation; Built structure totaling 1,128
• Exterior features: Privacy wood fencing; Public water

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop
• Bedrooms: 2 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Primary bedroom on the first floor; Walk-in closet(s); Ceiling fan(s); Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $13 ($159/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 $173k (23.1% below list).
• Recommended offer: $173k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% 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: Hattie C. Warner Elementary School (math 28% / reading 42%, grade F, #298 of 676 statewide, top 44%, 528 students, 54% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 $179k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $172,966 (23.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.77% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $172,584
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Miles Rd	0.07mi	2/2.0 (-1)	1,141 (+1%)	15mo	$200,000	$175	77
207 Maple Leaf Ln	0.68mi	3/2.0	1,075 (-5%)	16mo	$165,000	$153	47
203 Maple Leaf Ln	0.66mi	3/2.0	1,261 (+12%)	6mo	$180,000	$143	45
204 Maple Leaf Ln	0.65mi	3/2.5	1,200 (+6%)	22mo	$175,000	$146	39

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 · 7.5% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.56×
• Total profit: $-27,527
• Equity at exit: $33,548

10-year hold

• IRR: 2.6%
• Equity multiple: 1.22×
• Total profit: $13,588
• Equity at exit: $19,454

Cash invested: $63,000 (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 40356

• Home prices YoY: -18.6%
• Rents YoY: 7.5%
• Active inventory: 502
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $13

Break-even live

Break-even rent $1,713

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $141	-5% $77	+0% $13	+5% $-50	+10% $-114
Rent	-10% $-123	-5% $-55	+0% $13	+5% $82	+10% $150
Rate	-1.0pp $127	-0.5pp $70	base $13	+0.5pp $-45	+1.0pp $-104

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Lowell Ct Nicholasville, KY	3.0	2.5	1480	$1,750	$1.18	25d	1	0.04mi
516 S Main St Unit 1 Nicholasville, KY	3.0	2.5	1454	$1,850	$1.27	25d	1	0.62mi
203 Elm St Nicholasville, KY	4.0	1.0	1176	$1,500	$1.28	25d	1	0.84mi
300 Finlaine PL Nicholasville, KY	1.0–2.0	1.0–2.5	1130	$2,000	$1.77	15d	7	0.85mi
305 Lake St #2 Nicholasville, KY	2.0	1.5	850	$995	$1.17	25d	1	1.12mi
238 Lakeview Dr Nicholasville, KY	2.0	2.0	1044	$1,100	$1.05	25d	1	1.30mi
443 Edgewood Dr Unit 5 Nicholasville, KY	3.0	1.0	1100	$1,300	$1.18	15d	1	1.39mi

Listing history 7 events

1. 2026-06-22
   statusdays on market $225,000 Pending 8 DOM
2. 2026-06-18
   days on market $225,000 Active 6 DOM
3. 2026-06-17
   days on market $225,000 Active 5 DOM
4. 2026-06-16
   days on market $225,000 Active 4 DOM
5. 2026-06-15
   days on market $225,000 Active 3 DOM
6. 2026-06-14
   remarks 430-char remark
7. 2026-06-14
   listed $225,000 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: $954 · $80/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$981/yr (+$82/mo · 102.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $20,756
• − Mortgage interest: −$12,603
• − Property taxes: −$954
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$6,545
• Taxable loss: −$3,793
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $1,069/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

+150.0% since first listed

22 events — show timeline

• 2026-06-12 Listed $225,000 ImagineMLS
• 2023-10-20 Sold (Public Records) $179,000 Public Records
• 2023-10-18 Sold (MLS) $179,000 ImagineMLS
• 2023-09-14 Contingent — ImagineMLS
• 2023-09-02 Price Changed $179,000 ImagineMLS
• 2023-09-02 Relisted — ImagineMLS
• 2023-08-06 Contingent — ImagineMLS
• 2023-08-01 Listed $186,000 ImagineMLS
• 2023-06-13 Sold (Public Records) $175,500 Public Records
• 2023-05-22 Sold (MLS) $175,500 ImagineMLS
• 2023-04-11 Pending — ImagineMLS
• 2023-04-05 Listed $165,000 ImagineMLS
• 2020-07-10 Sold (Public Records) $118,250 Public Records
• 2020-07-07 Sold (MLS) $118,250 ImagineMLS
• 2020-05-12 Pending — ImagineMLS
• 2020-05-11 Listed $119,500 ImagineMLS
• 2017-12-06 Sold (Public Records) $95,000 Public Records
• 2017-12-04 Sold (MLS) $95,000 ImagineMLS
• 2017-09-27 Pending — ImagineMLS
• 2017-09-22 Listed $99,000 ImagineMLS
• 2012-06-28 Sold (Public Records) $65,000 Public Records
• 2004-02-19 Sold (Public Records) $90,000 Public Records