1211 Bryan Ave · Lexington-Fayette, KY 40505

$129,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 7 Days on market

Built 1939 8,886 sqft lot Est $215k · 40% under

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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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• 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

Charming 1.5 story home priced for quick sale! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Mortgage Financing. This property is approved for HomePath Renovation Mortgage Financing.

Key facts

• 8,886 sq ft lot
• Built 1939
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: One and one-half story; Vinyl siding
• Construction: Vinyl siding construction; Other foundation
• Exterior features: Shed(s)

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring; No fireplace; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.8% 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: Arlington Elementary School (math 12% / reading 22%, grade F, #607 of 676 statewide, top 91%, 301 students, 79% FRL); Bryan Station Middle School (math 23% / reading 42%, grade F, #116 of 217 statewide, top 55%, 815 students, 56% FRL); Bryan Station High School (math 18% / reading 25%, grade F, #209 of 254 statewide, top 82%, 1,893 students, 59% FRL) — zoned schools average 65% FRL vs 44% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-16 pts) — the specific schools serving this property underperform the Fayette County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 68 active listings in the ZIP; 29 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 31% of the median local income ($58k/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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $61k; list at $130k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1939 — 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: 1.14% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Bryan Ave	0.00mi	3/1.0	1,056 (0%)	0mo	$120,000	$114	100
1011 Highland Park Dr	0.36mi	3/2.0	1,044 (-1%)	1mo	$213,000	$204	77
127 Locust Ave	0.23mi	2/1.0 (-1)	1,154 (+9%)	2mo	$168,000	$146	67
126 Devonia Ave	0.27mi	3/1.5	924 (-12%)	1mo	$225,000	$244	63
636 Locust Ave	0.30mi	3/1.5	918 (-13%)	1mo	$220,000	$240	61
635 N Martin Luther King Blvd	0.72mi	3/1.0	1,035 (-2%)	2mo	$185,000	$179	61
453 Locust Ave	0.19mi	4/1.5 (+1)	1,201 (+14%)	4mo	$230,000	$192	58
480 Wanstead Way	0.68mi	3/1.5	1,000 (-5%)	1mo	$226,000	$226	56
650 N Martin Luther King Blvd	0.70mi	3/2.0	1,090 (+3%)	3mo	$215,000	$197	55
336 Northwood Dr	0.52mi	4/1.0 (+1)	1,165 (+10%)	4mo	$180,000	$155	50
1699 Bryan Station Rd	0.54mi	2/1.0 (-1)	945 (-10%)	5mo	$207,000	$219	48
751 Dakota St	0.71mi	2/1.5 (-1)	930 (-12%)	1mo	$205,000	$220	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 · 4.31% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.15×
• Total profit: $5,296
• Equity at exit: $19,369

10-year hold

• IRR: 14.3%
• Equity multiple: 2.22×
• Total profit: $44,226
• Equity at exit: $11,231

Cash invested: $36,372 (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 40505

• Rents YoY: 4.3%
• Active inventory: 68
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$681
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $383

Break-even live

Break-even rent $1,001

Max offer price $129,900

Occupancy floor 69%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Morgan Ave Lexington, KY	3.0	2.0	1160	$1,600	$1.38	21d	1	0.14mi
458 Morgan Ave Lexington, KY	3.0	1.0	1275	$1,325	$1.04	23d	1	0.24mi
443 Shawnee Ave Lexington, KY	4.0	1.0	1435	$1,600	$1.11	23d	1	0.27mi
1211 N Limestone Lexington, KY	3.0	1.0	1300	$1,050	$0.81	23d	1	0.33mi
161 E Loudon Ave Lexington, KY	2.0	1.0	1118	$1,300	$1.16	23d	1	0.45mi
170 E Loudon Ave Unit 2 Lexington, KY	3.0	1.0	1500	$1,350	$0.90	23d	1	0.47mi
115 W Loudon Ave Unit L97 Lexington, KY	3.0	2.0	960	$980	$1.02	23d	1	0.52mi
706 Lancaster Ave Lexington, KY	3.0	3.0	1050	$1,495	$1.42	14d	1	0.59mi
214 E Seventh St Lexington, KY	2.0	1.0	832	$1,000	$1.20	23d	1	0.64mi
658 Elm Tree Ln Lexington, KY	3.0	2.0	1350	$1,800	$1.33	23d	1	0.66mi
653 Jackson St Lexington, KY	2.0	1.0	839	$1,295	$1.54	14d	1	0.71mi
627 N Martin Luther King Blvd Lexington, KY	4.0	2.0	1440	$1,400	$0.97	23d	1	0.74mi
211 E Sixth St Lexington, KY	3.0	1.0	1400	$1,500	$1.07	23d	1	0.77mi
222 W Sixth St Lexington, KY	3.0	1.5	1050	$1,150	$1.10	23d	1	0.89mi
426 E Fifth St Unit Z1 Lexington, KY	2.0	1.0	719	$1,195	$1.66	23d	1	0.96mi
811 Shelby Ave Unit Z1 Lexington, KY	2.0	1.0	792	$1,224	$1.55	14d	1	1.02mi
434 N Martin Luther King Blvd #201 Lexington, KY	2.0	2.0	950	$1,450	$1.53	23d	1	1.03mi
425 Hawkins Ave Lexington, KY	3.0	1.5	1124	$1,570	$1.40	14d	1	1.04mi
444 N Broadway Lexington, KY	3.0	1.0	1160	$1,595	$1.38	23d	1	1.12mi
246 Warnock St Lexington, KY	2.0	1.0	810	$1,195	$1.48	23d	1	1.25mi
444 Jefferson St Unit A Lexington, KY	2.0	2.0	1220	$1,950	$1.60	14d	1	1.27mi
236 Warnock St Lexington, KY	3.0	1.0	1028	$2,200	$2.14	23d	1	1.27mi
231 Walton Ave Unit 206 Lexington, KY	2.0	2.0	1178	$1,700	$1.44	23d	1	1.29mi
1582 Martha Ct Apt 3 Lexington, KY	2.0	1.0	900	$895	$0.99	23d	1	1.33mi
1724 Silver Ln Lexington, KY	3.0	1.0	1150	$1,850	$1.61	23d	1	1.34mi
1105 Sparks Rd Lexington, KY	3.0	1.0	1302	$1,575	$1.21	23d	1	1.36mi
1555 Eastland Pkwy Apt 1101 Lexington, KY	2.0	1.0	760	$1,395	$1.84	23d	1	1.36mi
1120 Sparks Rd Lexington, KY	3.0	1.0	1200	$1,600	$1.33	21d	1	1.44mi
345 Blackburn Ave Lexington, KY	2.0	2.0	946	$1,925	$2.03	14d	1	1.46mi

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   listed $129,900 Active
3. 2025-09-02
   soldstatus $61,000
4. 2009-11-13
   soldstatus $40,000 264-char remark

   Show marketing remark (264 chars)

   Charming 1.5 story home priced for quick sale! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Mortgage Financing. This property is approved for HomePath Renovation Mortgage Financing.

5. 2009-10-05
   historical 264-char remark

   Show marketing remark (264 chars)

   Charming 1.5 story home priced for quick sale! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Mortgage Financing. This property is approved for HomePath Renovation Mortgage Financing.

6. 2009-07-29
   listed $49,900 264-char remark

   Show marketing remark (264 chars)

   Charming 1.5 story home priced for quick sale! This is a Fannie Mae HomePath property. Purchase this property for as little as 3% down! This property is approved for HomePath Mortgage Financing. This property is approved for HomePath Renovation Mortgage Financing.

7. 2007-12-07
   historical
8. 2007-07-03
   listed $84,900
9. 2007-01-09
   historical
10. 2006-07-09
    listed $87,500

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$447/yr (+$37/mo · 66.7%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,838
• − Mortgage interest: −$7,276
• − Property taxes: −$670
• − Insurance: −$650
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,779
• Taxable income: $2,609
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $3,972/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): 25,594
• Household income: $58,206
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1232.0

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 (65%)
• Race & ethnicity: White 65% Black 17% Hispanic / Latino 13% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Italian 3% Serbian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 10%

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: ▼ -191.31%
• Current HPI: 249.2066
• Rent YoY: ▲ 4.31%
• 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

+48.5% since first listed

10 events — show timeline

• 2026-05-15 Pending — ImagineMLS
• 2026-05-07 Listed $129,900 ImagineMLS
• 2025-09-02 Sold (Public Records) $61,000 Public Records
• 2009-11-13 Sold (MLS) $40,000 ImagineMLS
• 2009-10-05 Listing Removed — ImagineMLS
• 2009-07-29 Listed $49,900 ImagineMLS
• 2007-12-07 Listing Removed — ImagineMLS
• 2007-07-03 Listed $84,900 ImagineMLS
• 2007-01-09 Listing Removed — ImagineMLS
• 2006-07-09 Listed $87,500 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $670 · +1.8% YoY. Source: county tax records.