3255 Sutherland Dr · Lexington-Fayette, KY 40517

$180,000

3 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 5 Days on market

Built 1972 10,803 sqft lot Est $218k · 18% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• 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 MLS

Attention investors, flippers, and/or buyers looking to build equity! Home will not pass for Gov. backed financing unless FHA203K to my knowledge. Brick 3 bedroom, 1 bath ranch with a one car attached garage. Fully fenced backyard. Seller just installed new roof and gutters this month! Needs updates on interior, likely full reno of bathroom & possibly kitchen. Great opportunity in an established neighborhood, bring your ideas, bring your offers, and unlock the potential this home has to offer! Inspections are welcome, however selling as is. Caveat Emptor.

Key facts

• New gutters
• New roof
• 0.25 acre lot

Tags

• FULLY FENCED BACKYARD
• NEW ROOF
• NEW GUTTERS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Subdivision: GAINESWAY
• HOA & community: No association fee

Exterior

• Parking: Attached garage (1 car) with front entry
• Utilities: Electricity connected; Natural gas service
• Home design: Single-family ranch-style home; One story; Built in 1972
• Construction: Brick construction; Shingle roof; Crawl space foundation with concrete block
• Exterior features: Chain link fencing; Sidewalk; Located on a cul-de-sac / dead-end street

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; No basement; Living room on the first floor; Full bathroom on the first floor
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.5% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 103 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• This rent runs 41% of the median local income ($54k/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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $100k; list at $180k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1972 — 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: 1.02% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $218,283
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3504 Gunbow Ct	0.70mi	3/1.5	1,215 (+7%)	2mo	$233,900	$193	53
3501 Gunbow Ct	0.71mi	3/1.5	1,215 (+7%)	2mo	$197,450	$163	53
3461 Dixiana Dr	0.70mi	3/1.5	1,069 (-6%)	22mo	$231,950	$217	40
2657 Twinbrooke Ln	0.73mi	3/1.0	1,000 (-12%)	20mo	$146,000	$146	28

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 · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,983
• Equity at exit: $26,839

10-year hold

• IRR: 8.6%
• Equity multiple: 1.70×
• Total profit: $35,089
• Equity at exit: $15,563

Cash invested: $50,400 (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 40517

• Rents YoY: 4.5%
• Active inventory: 103
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$944
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $336

Break-even live

Break-even rent $1,417

Max offer price $180,000

Occupancy floor 77%

Sensitivity live

Price	-10% $437	-5% $387	+0% $336	+5% $285	+10% $234
Rent	-10% $190	-5% $263	+0% $336	+5% $408	+10% $481
Rate	-1.0pp $426	-0.5pp $381	base $336	+0.5pp $289	+1.0pp $241

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3339 Sutherland Dr Lexington, KY	3.0	1.5	1108	$1,895	$1.71	14d	1	0.26mi
3522 Creekwood Dr Lexington, KY	1.0–2.0	1.0–2.0	838	$1,593	$1.90	14d	14	0.32mi
3448 Dixiana Dr Lexington, KY	3.0	1.5	1161	$1,995	$1.72	24d	1	0.63mi
2371 Chauvin Dr Lexington, KY	1.0–2.0	1.0–1.5	875	$1,499	$1.71	14d	2	0.68mi
2653 Twinbrooke Ln Lexington, KY	3.0	1.0	1400	$1,600	$1.14	24d	1	0.75mi
3501 Pimlico Pkwy Lexington, KY	1.0–3.0	1.0–2.0	832	$1,405	$1.69	14d	11	0.75mi
2500 Alumni Dr Lexington, KY	1.0–3.0	1.0–3.0	996	$1,975	$1.98	24d	1	0.79mi
2848 Yellowstone Pkwy Unit A Lexington, KY	2.0	1.5	1000	$1,350	$1.35	14d	1	0.83mi
2844 Yellowstone Pkwy Unit C Lexington, KY	2.0	1.5	1000	$1,350	$1.35	24d	1	0.85mi
2941 Winter Gdn Unit 4 Lexington, KY	2.0	1.0	1000	$1,000	$1.00	24d	1	0.89mi
3203 Paxson Ct Unit 3203 Lexington, KY	2.0	1.0	884	$1,100	$1.24	14d	1	0.99mi
3260 Commodore Dr Lexington, KY	1.0–3.0	1.0–2.5	1229	$2,625	$2.14	14d	11	0.99mi
3200 Baird Ct Unit A Lexington, KY	2.0	1.0	990	$1,450	$1.46	24d	1	0.99mi
3375 Moundview Ct Unit B Lexington, KY	2.0	1.5	1150	$1,500	$1.30	14d	1	1.00mi
3628 Bold Bidder Dr Unit B Lexington, KY	3.0	2.0	1400	$1,495	$1.07	24d	1	1.01mi
3300 Montavesta Rd Lexington, KY	2.0	2.0	872	$1,275	$1.46	22d	1	1.06mi
3545 Sundart Dr Lexington, KY	4.0	2.0	1028	$1,795	$1.75	14d	1	1.07mi
3504 Careto Ct Lexington, KY	3.0	2.0	1200	$1,800	$1.50	14d	1	1.09mi
546 El Paseo Pl Lexington, KY	2.0	1.5	1044	$1,450	$1.39	14d	1	1.10mi
531 Laketower Dr Unit 414 Lexington, KY	2.0	2.0	1147	$3,499	$3.05	24d	1	1.19mi
531 Laketower Dr Unit 502 Lexington, KY	2.0	2.0	1457	$5,499	$3.77	24d	1	1.19mi
531 Laketower Dr Unit 519 Lexington, KY	2.0	2.0	1441	$4,599	$3.19	24d	1	1.19mi
531 Laketower Dr Unit 522 Lexington, KY	2.0	2.0	1367	$5,699	$4.17	24d	1	1.19mi
531 Laketower Dr Unit 506 Lexington, KY	2.0	2.0	1326	$4,699	$3.54	24d	1	1.19mi
531 Laketower Dr Unit 518 Lexington, KY	2.0	2.0	1175	$4,299	$3.66	24d	1	1.19mi
531 Laketower Dr Unit 316 Lexington, KY	2.0	2.0	1175	$3,199	$2.72	24d	1	1.19mi
531 Laketower Dr Unit 418 Lexington, KY	2.0	2.0	1175	$3,799	$3.23	24d	1	1.19mi
531 Laketower Dr Unit 308 Lexington, KY	2.0	2.0	1326	$3,699	$2.79	24d	1	1.19mi
531 Laketower Dr Unit 314 Lexington, KY	2.0	2.0	1147	$2,999	$2.61	14d	1	1.19mi
251 Chippendale Cir Lexington, KY	1.0–2.0	1.0–2.0	842	$1,450	$1.72	14d	12	1.23mi
3612 River Park Dr Lexington, KY	3.0	1.0	1025	$1,695	$1.65	14d	1	1.26mi
1552 Samara Glen Way Lexington, KY	3.0	1.0	1145	$1,550	$1.35	24d	1	1.29mi
495 Laketower Dr Unit 2120-105 Lexington, KY	2.0	2.0	1254	$1,419	$1.13	22d	1	1.30mi
495 Laketower Dr Unit 2120-304 Lexington, KY	2.0	2.0	1254	$1,549	$1.24	24d	1	1.30mi
495 Laketower Dr Unit 2120-210 Lexington, KY	2.0	2.0	1254	$1,439	$1.15	24d	1	1.30mi
495 Laketower Dr Unit 491-214 Lexington, KY	2.0	2.0	1254	$1,509	$1.20	24d	1	1.30mi
495 Laketower Dr Unit 2120-211 Lexington, KY	3.0	2.0	1400	$1,739	$1.24	14d	1	1.30mi
495 Laketower Dr Unit 2120-302 Lexington, KY	3.0	2.0	1400	$1,759	$1.26	14d	1	1.30mi
495 Laketower Dr Unit 491-114 Lexington, KY	2.0	2.0	1254	$1,519	$1.21	24d	1	1.30mi
495 Laketower Dr Unit 479-312 Lexington, KY	2.0	2.0	1254	$1,459	$1.16	24d	1	1.30mi

Listing history 12 events

1. 2026-06-05
   status $180,000 Pending 5 DOM
2. 2026-06-03
   days on market $180,000 Active 5 DOM
3. 2026-06-02
   days on market $180,000 Active 4 DOM
4. 2026-06-01
   days on market $180,000 Active 3 DOM
5. 2026-05-31
   days on market $180,000 Active 2 DOM
6. 2026-05-31
   remarks 645-char remark
7. 2026-05-29
   listed $180,000 Active
8. 2026-05-28
   listed $180,000 Active 567-char remark

   Show marketing remark (567 chars)

   Attention investors, flippers, and/or buyers looking to build equity! Home will not pass for Gov. backed financing unless FHA203K to my knowledge. Brick 3 bedroom, 1 bath ranch with a one car attached garage. Fully fenced backyard. Seller just installed new roof and gutters this month! Needs updates on interior, likely full reno of bathroom & possibly kitchen. Great opportunity in an established neighborhood, bring your ideas, bring your offers, and unlock the potential this home has to offer! Inspections are welcome, however selling as is. Caveat Emptor.

9. 2013-11-25
   soldstatus $100,000
10. 2013-11-22
    soldstatus $100,000 353-char remark

    Show marketing remark (353 chars)

    Most affordable brick ranch featuring 3 bedrooms, 1.5 baths with an attached garage. Hardwood floors in living room, hall and all bedrooms. Eat-in kitchen with new range and dishwasher. Updates per seller include windows, HVAC, sump pump, gutters & soffits. Garage extra deep perfect for storage. Deck and fenced back yard. Situated in a cul de sac.

11. 2013-10-18
    historical 353-char remark

    Show marketing remark (353 chars)

    Most affordable brick ranch featuring 3 bedrooms, 1.5 baths with an attached garage. Hardwood floors in living room, hall and all bedrooms. Eat-in kitchen with new range and dishwasher. Updates per seller include windows, HVAC, sump pump, gutters & soffits. Garage extra deep perfect for storage. Deck and fenced back yard. Situated in a cul de sac.

12. 2013-08-21
    listed $112,000 353-char remark

    Show marketing remark (353 chars)

    Most affordable brick ranch featuring 3 bedrooms, 1.5 baths with an attached garage. Hardwood floors in living room, hall and all bedrooms. Eat-in kitchen with new range and dishwasher. Updates per seller include windows, HVAC, sump pump, gutters & soffits. Garage extra deep perfect for storage. Deck and fenced back yard. Situated in a cul de sac.

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$340/yr (+$28/mo · 28.2%)

ⓘ 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 · 18 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: $22,104
• − Mortgage interest: −$10,083
• − Property taxes: −$1,208
• − Insurance: −$900
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$5,236
• Taxable income: $1,140
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $3,753/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): 35,656
• Household income: $53,670
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2743.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 24% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 2% Arabic 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: ▼ -182.53%
• Current HPI: 248.0466
• Rent YoY: ▲ 4.52%
• 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

+60.7% since first listed

6 events — show timeline

• 2026-05-29 Listed $180,000 Metro Search MLS
• 2026-05-28 Listed $180,000 HKARMLS
• 2013-11-25 Sold (Public Records) $100,000 Public Records
• 2013-11-22 Sold (MLS) $100,000 ImagineMLS
• 2013-10-18 Listing Removed — ImagineMLS
• 2013-08-21 Listed $112,000 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $1,208 · +1.8% YoY. Source: county tax records.