112 Lincoln St · Nicholasville, KY 40356

$125,000

4 bd · 2.0 ba · 1,700 sqft · Other public records · 29 Days on market

Built 1960 2,160 sqft lot ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this great duplex investment property opportunity including a 24x90 lot adjacent to subject property that is build ready! This duplex features 1 bedroom, 1 full bathroom unit on top and bottom floor. Located in the downtown Nicholasville subdivision, one block away from the neighborhood park, stores and restaurants!

Key facts

• Neighborhood park
• Build ready lot
• 2,160 sq ft lot

Tags

• DUPLEX INVESTMENT PROPERTY
• BUILD READY LOT
• NEIGHBORHOOD PARK
• STORES AND RESTAURANTS

Property features AI

Finance

• Other: Lot size approximately 2,160 sq ft (0.0496 acres); Lot size source: Public Records; Parcel number 058-20-25-023.00

Exterior

• Parking: Other parking
• Utilities: Public sewer; No additional utilities listed
• Home design: Duplex; Two levels
• Construction: Vinyl siding construction; Block foundation; Shingle roof; Building area approximately 1,700
• Exterior features: Shingle roof; Vinyl siding; Block foundation; Public water; Not on a waterfront

Interior

• Kitchen: No appliances included
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Blinds

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Nicholasville Elementary School (math 26% / reading 38%, grade F, #348 of 676 statewide, top 55%, 455 students, 62% FRL); West Jessamine Middle School (math 32% / reading 53%, grade D-, #47 of 217 statewide, top 22%, 904 students, 48% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 496 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 267 units permitted in Jessamine County in 2024 (9 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.5% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.82×
• Total profit: $28,750
• Equity at exit: $18,638

10-year hold

• IRR: 30.4%
• Equity multiple: 4.34×
• Total profit: $116,972
• Equity at exit: $10,808

Cash invested: $35,000 (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: 496
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $629

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $715	-5% $672	+0% $629	+5% $585	+10% $542
Rent	-10% $479	-5% $554	+0% $629	+5% $703	+10% $778
Rate	-1.0pp $692	-0.5pp $660	base $629	+0.5pp $596	+1.0pp $563

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Elm St Nicholasville, KY	4.0	1.0	1176	$1,500	$1.28	24d	1	0.19mi
516 S Main St Unit 1 Nicholasville, KY	3.0	2.5	1454	$1,850	$1.27	24d	1	0.29mi
136 Lowell Ct Nicholasville, KY	3.0	2.5	1480	$1,750	$1.18	24d	1	0.63mi
443 Edgewood Dr Unit 5 Nicholasville, KY	3.0	1.0	1100	$1,300	$1.18	14d	1	1.11mi
108 Winners Cir Nicholasville, KY	3.0	2.0	1641	$2,100	$1.28	22d	1	1.12mi
105 Stepping Stone Path Nicholasville, KY	3.0	2.0	1877	$2,350	$1.25	24d	1	1.20mi
1140 Orchard Dr Nicholasville, KY	3.0	2.0	1519	$2,695	$1.77	24d	1	1.26mi
404 Virginia Ln Nicholasville, KY	3.0	2.0	1775	$2,300	$1.30	24d	1	1.27mi
101 Rainbow Dr Nicholasville, KY	3.0	2.0	1400	$1,895	$1.35	14d	1	1.31mi
209 Mary Rose Ln Nicholasville, KY	3.0	2.0	1400	$1,650	$1.18	14d	1	1.37mi
137 Garnet Dr Nicholasville, KY	3.0	2.5	1232	$1,150	$0.93	24d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 29 DOM
2. 2026-06-17
   days on market $125,000 Active 28 DOM
3. 2026-06-16
   days on market $125,000 Active 27 DOM
4. 2026-06-15
   days on market $125,000 Active 26 DOM
5. 2026-06-14
   days on market $125,000 Active 24 DOM
6. 2026-06-10
   days on market $125,000 Active 21 DOM
7. 2026-06-09
   days on market $125,000 Active 20 DOM
8. 2026-06-08
   days on market $125,000 Active 19 DOM
9. 2026-06-07
   days on market $125,000 Active 18 DOM
10. 2026-06-03
    days on market $125,000 Active 14 DOM
11. 2026-06-03
    price $125,000 Active 13 DOM
12. 2026-06-02
    days on market $150,000 Active 13 DOM
13. 2026-06-01
    days on market $150,000 Active 12 DOM
14. 2026-05-31
    days on market $150,000 Active 11 DOM
15. 2026-05-31
    days on market $150,000 Active 10 DOM
16. 2026-05-19
    historical
17. 2026-05-19
    listed $150,000 Active
18. 2026-04-09
    price $175,000
19. 2026-03-24
    listed $200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3% 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: $22,670
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$3,636
• Taxable income: $5,905
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $6,126/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

-25.0% since first listed

4 events — show timeline

• 2026-05-19 Listed $150,000 ImagineMLS
• 2026-05-19 Listing Removed — ImagineMLS
• 2026-04-09 Price Changed $175,000 ImagineMLS
• 2026-03-24 Listed $200,000 ImagineMLS