262 Osage Ct · Lexington-Fayette, KY 40509

$154,900

3 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 1034 Days on market

Built 1971 1,751 sqft lot Est $205k · 25% under $87/mo HOA · 5% of rent

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No sign in yard, currently rented for $575, lease expires Dec 2007. For first time investor, great opportunity

Key facts

• $87 HOA
• Built 1971
• Listed 1034 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Monthly association fee

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Two levels
• Construction: Brick veneer and vinyl siding exterior; Block foundation
• Exterior features: Neighborhood view

Interior

• Kitchen: Kitchen includes dishwasher, microwave, refrigerator, and range
• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Heat pump cooling
• Interior features: Dishwasher; Microwave; Refrigerator; Range
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $155k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/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: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 B — 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.
• Zoned schools: Madeline M Breckinridge Elem School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 509 students, 78% FRL); Crawford Middle School (math 15% / reading 31%, grade F, #197 of 217 statewide, top 92%, 751 students, 68% FRL); Henry Clay High School (math 43% / reading 49%, grade D-, #20 of 254 statewide, top 8%, 2,031 students, 47% FRL) — zoned schools average 64% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).

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

• It's been on market 1034 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 1034 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 Osage Ct	0.07mi	3/1.5	1,080 (0%)	2mo	$115,000	$106	95
292 Osage Ct	0.05mi	3/1.5	1,080 (0%)	5mo	$149,900	$139	94
2804 Hanna Pl	0.35mi	2/2.5 (-1)	1,088 (+1%)	2mo	$150,000	$138	72
209 Old Todds Rd #2109	0.36mi	2/1.5 (-1)	1,008 (-7%)	4mo	$197,500	$196	63
3042 Bonanza Dr	0.56mi	2/2.0 (-1)	1,100 (+2%)	1mo	$190,000	$173	63
209 Old Todds Rd #11101	0.36mi	2/1.5 (-1)	1,064 (-2%)	16mo	$210,000	$197	63
943 Mcclanahan Ln Ln	0.26mi	2/2.0 (-1)	1,156 (+7%)	11mo	$225,000	$195	60
2925 Rio Dosa Dr	0.60mi	2/2.0 (-1)	1,071 (-1%)	7mo	$203,000	$190	58
2931 Rio Dosa Dr	0.61mi	2/2.0 (-1)	1,125 (+4%)	3mo	$228,500	$203	56
309 Santa Fe Ct	0.64mi	2/2.0 (-1)	1,082 (+0%)	11mo	$175,000	$162	53
2927 Rio Dosa Dr	0.60mi	2/2.0 (-1)	1,071 (-1%)	14mo	$188,400	$176	52
307 Santa Fe Ct	0.64mi	2/2.0 (-1)	1,140 (+6%)	5mo	$225,000	$197	50

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 · 2.22% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,924
• Equity at exit: $23,096

10-year hold

• IRR: 7.1%
• Equity multiple: 1.51×
• Total profit: $22,250
• Equity at exit: $13,393

Cash invested: $43,372 (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 40509

• Home prices YoY: -20.6%
• Rents YoY: 2.2%
• Active inventory: 279
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$812
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$65
• HOA: −$87
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $370

Break-even live

Break-even rent $1,262

Max offer price $154,900

Occupancy floor 74%

Sensitivity live

Price	-10% $457	-5% $413	+0% $370	+5% $326	+10% $282
Rent	-10% $233	-5% $301	+0% $370	+5% $438	+10% $506
Rate	-1.0pp $448	-0.5pp $409	base $370	+0.5pp $330	+1.0pp $289

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 Osage Ct Unit 1 Lexington, KY	3.0	1.5	1080	$1,475	$1.37	25d	1	0.02mi
179 Hedgewood Ct Unit 1 Lexington, KY	3.0	1.5	1080	$1,375	$1.27	25d	1	0.07mi
308 Larkwood Dr Unit Z1 Lexington, KY	4.0	2.0	1361	$1,849	$1.36	15d	1	0.14mi
200 Alsab Ct Lexington, KY	2.0–3.0	1.5	940	$1,445	$1.54	25d	10	0.17mi
2400 Woodhill Dr Lexington, KY	3.0	1.0	1000	$1,250	$1.25	25d	1	0.19mi
2409 Timberhill Ct Unit 4 Lexington, KY	2.0	1.5	990	$1,150	$1.16	25d	1	0.29mi
300 Quinton Ct Lexington, KY	1.0–3.0	1.0–2.0	927	$1,557	$1.68	15d	38	0.33mi
175 N Mount Tabor Rd Lexington, KY	1.0–2.0	1.0–2.0	847	$1,362	$1.61	15d	9	0.44mi
2716 Chelsea Woods Ct Lexington, KY	2.0	1.0	861	$1,400	$1.63	15d	1	0.57mi
2720 Chelsea Woods Ct Lexington, KY	3.0	2.0	1018	$1,595	$1.57	25d	1	0.57mi
649 Hugging Bear Dr Lexington, KY	3.0	2.0	1253	$1,750	$1.40	22d	1	0.63mi
2334 Lake Park Rd Lexington, KY	1.0–2.0	1.0–2.0	837	$1,448	$1.73	15d	7	0.64mi
2116 Saint Teresa Dr Lexington, KY	3.0	1.0	999	$1,900	$1.90	25d	1	0.67mi
175 N Locust Hill Dr Lexington, KY	1.0–2.0	1.0–2.0	700	$1,170	$1.67	15d	11	0.75mi
2414 Lake Park Rd Lexington, KY	2.0–3.0	2.0	1352	$2,200	$1.63	15d	2	0.75mi
2414 Lake Park Rd Lexington, KY	1.0–3.0	1.0–2.0	1123	$2,200	$1.96	22d	3	0.75mi
2360 Liberty Rd Lexington, KY	3.0	2.0	1415	$1,895	$1.34	15d	1	0.80mi
2052 Saint Christopher Dr Lexington, KY	4.0	2.0	1008	$2,050	$2.03	15d	1	0.81mi
2041 Saint Michael Dr Unit 5 Lexington, KY	2.0	1.0	900	$1,250	$1.39	25d	1	0.85mi
151 S Locust Hill Dr Lexington, KY	1.0–2.0	1.0–2.0	761	$1,348	$1.77	15d	19	0.86mi
251 Chippendale Cir Lexington, KY	1.0–2.0	1.0–2.0	842	$1,450	$1.72	15d	12	0.87mi
2021 Saint Christopher Dr Lexington, KY	3.0	1.0	1025	$2,100	$2.05	15d	1	0.89mi
2240 Kenwood Dr Lexington, KY	3.0	2.0	1264	$1,795	$1.42	15d	1	0.93mi
100 Lakeshore Dr Lexington, KY	1.0–3.0	1.0–2.0	925	$1,560	$1.69	15d	14	0.99mi
2561 Mackenzie Ln Lexington, KY	2.0	2.5	1250	$1,395	$1.12	15d	1	1.03mi
2082 Fairmont Ct Lexington, KY	2.0	1.5	900	$925	$1.03	25d	1	1.03mi
2548 Danielle Ln Lexington, KY	2.0	2.0	1050	$1,200	$1.14	15d	1	1.07mi
2543 Danielle Ln Lexington, KY	3.0	2.0	1400	$1,600	$1.14	25d	1	1.09mi
531 Laketower Dr Unit 522 Lexington, KY	2.0	2.0	1367	$5,699	$4.17	25d	1	1.09mi
531 Laketower Dr Unit 418 Lexington, KY	2.0	2.0	1175	$3,799	$3.23	25d	1	1.09mi
531 Laketower Dr Unit 308 Lexington, KY	2.0	2.0	1326	$3,699	$2.79	25d	1	1.09mi
531 Laketower Dr Unit 414 Lexington, KY	2.0	2.0	1147	$3,499	$3.05	25d	1	1.09mi
531 Laketower Dr Unit 316 Lexington, KY	2.0	2.0	1175	$3,199	$2.72	25d	1	1.09mi
531 Laketower Dr Unit 502 Lexington, KY	2.0	2.0	1457	$5,499	$3.77	25d	1	1.09mi
531 Laketower Dr Unit 519 Lexington, KY	2.0	2.0	1441	$4,599	$3.19	25d	1	1.09mi
531 Laketower Dr Unit 518 Lexington, KY	2.0	2.0	1175	$4,299	$3.66	25d	1	1.09mi
531 Laketower Dr Unit 314 Lexington, KY	2.0	2.0	1147	$2,999	$2.61	15d	1	1.09mi
531 Laketower Dr Unit 506 Lexington, KY	2.0	2.0	1326	$4,699	$3.54	25d	1	1.09mi
201 Lakeshore Dr Unit 9 Lexington, KY	3.0	2.0	1185	$1,095	$0.92	22d	1	1.12mi
209 Lakeshore Dr Unit 9 Lexington, KY	3.0	2.0	1050	$1,145	$1.09	22d	1	1.13mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 34 events

1. 2026-06-18
   days on market $154,900 Active 1034 DOM
2. 2026-06-17
   days on market $154,900 Active 1033 DOM
3. 2026-06-16
   days on market $154,900 Active 1032 DOM
4. 2026-06-15
   days on market $154,900 Active 1031 DOM
5. 2026-06-14
   days on market $154,900 Active 1029 DOM
6. 2026-06-13
   days on market $154,900 Active 1028 DOM
7. 2026-06-10
   days on market $154,900 Active 1026 DOM
8. 2026-06-09
   days on market $154,900 Active 1025 DOM
9. 2026-06-08
   days on market $154,900 Active 1024 DOM
10. 2026-06-07
    days on market $154,900 Active 1023 DOM
11. 2026-06-05
    days on market $154,900 Active 1020 DOM
12. 2026-06-03
    days on market $154,900 Active 1019 DOM
13. 2026-06-02
    days on market $154,900 Active 1018 DOM
14. 2026-06-01
    days on market $154,900 Active 1017 DOM
15. 2026-05-31
    days on market $154,900 Active 1016 DOM
16. 2024-11-11
    status Active
17. 2024-11-11
    price $154,900
18. 2024-10-30
    status Pending
19. 2024-08-07
    status Active
20. 2024-07-28
    historical
21. 2023-10-19
    soldstatus $1,142,906
22. 2023-07-28
    listed $149,500 Active
23. 2019-10-28
    soldstatus $1,605,905
24. 2018-07-03
    soldstatus $3,703,040
25. 2017-03-21
    soldstatus $100,500
26. 2007-08-02
    soldstatus $33,000 110-char remark

    Show marketing remark (110 chars)

    No sign in yard, currently rented for $575, lease expires Dec 2007. For first time investor, great opportunity

27. 2007-08-02
    soldstatus $33,000

    Show marketing remark (110 chars)

    No sign in yard, currently rented for $575, lease expires Dec 2007. For first time investor, great opportunity

28. 2007-07-11
    historical 110-char remark

    Show marketing remark (110 chars)

    No sign in yard, currently rented for $575, lease expires Dec 2007. For first time investor, great opportunity

29. 2007-03-27
    listed $39,500 110-char remark

    Show marketing remark (110 chars)

    No sign in yard, currently rented for $575, lease expires Dec 2007. For first time investor, great opportunity

30. 2007-02-28
    historical
31. 2006-09-17
    listed $44,900
32. 2003-03-20
    soldstatus $36,000
33. 2003-02-08
    listed $36,000
34. 2003-02-08
    historical

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$934/yr (+$78/mo · 234.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 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: $20,760
• − Mortgage interest: −$8,677
• − Property taxes: −$398
• − Insurance: −$774
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$1,044
• − Depreciation: −$4,506
• Taxable income: $2,039
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $3,947/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): 47,036
• Household income: $94,804
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1763.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 14% Two or more races 8% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -58.72%
• Current HPI: 226.8663
• Rent YoY: ▲ 2.22%
• 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

+330.3% since first listed

19 events — show timeline

• 2024-11-11 Relisted — ImagineMLS
• 2024-11-11 Price Changed $154,900 ImagineMLS
• 2024-10-30 Pending — ImagineMLS
• 2024-08-07 Relisted — ImagineMLS
• 2024-07-28 Listing Removed — ImagineMLS
• 2023-10-19 Sold (Public Records) $1,142,906 Public Records
• 2023-07-28 Listed $149,500 ImagineMLS
• 2019-10-28 Sold (Public Records) $1,605,905 Public Records
• 2018-07-03 Sold (Public Records) $3,703,040 Public Records
• 2017-03-21 Sold (Public Records) $100,500 Public Records
• 2007-08-02 Sold (Public Records) $33,000 Public Records
• 2007-08-02 Sold (MLS) $33,000 ImagineMLS
• 2007-07-11 Listing Removed — ImagineMLS
• 2007-03-27 Listed $39,500 ImagineMLS
• 2007-02-28 Listing Removed — ImagineMLS
• 2006-09-17 Listed $44,900 ImagineMLS
• 2003-03-20 Sold (MLS) $36,000 ImagineMLS
• 2003-02-08 Listing Removed — ImagineMLS
• 2003-02-08 Listed $36,000 ImagineMLS

Property tax history

+1.9%/yr

Latest (2015): $398 · +1.9% YoY. Source: county tax records.