320 Burley Ave · Lexington-Fayette, KY 40503

$200,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 13 Days on market

Built 1916 6,229 sqft lot Est $227k · 12% under

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +12.9/15.0
• DSCR +5.0/10.0
• Rent growth +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

An exceptional real estate opportunity is coming to Lexington. On Tuesday, June 30, 2026, at 12:00 PM EST, the Central Kentucky Multi-Property Investment Auction will take place live at The Campbell House (1375 S. Broadway, Lexington, KY 40503), parking will be in the back of The Campbell House. Simultaneous online bidding available. This is a true Absolute Auction, meaning every property sells to the highest bidder regardless of price. All properties are offered AS-IS, WHERE-IS with no contingencies. A buyer's premium will be added to the final bid, and a non-refundable earnest money deposit is required. Successful bidders must close on or before July 24, 2026. Do not miss this rare chance

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 1916

Property features AI

Finance

• Other: Lot approximately 0.143 acres (6,229 sq ft); Not on waterfront
• Financial info: Parcel number 40567800
• HOA & community: Subdivision: Lynn Grove

Exterior

• Parking: Detached garage; Property has a garage
• Security: Security details not specified
• Utilities: Public sewer
• Home design: One-story house
• Construction: Vinyl siding exterior; Block foundation; Built area listed as 870
• Exterior features: Neighborhood view; Public water

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: No fireplace; Total of 2 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $164k (18.0% below list).
• Recommended offer: $164k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 D — 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: Picadome Elementary School (math 32% / reading 42%, grade F, #255 of 676 statewide, top 42%, 430 students, 56% FRL); Morton Middle School (math 41% / reading 58%, grade C, #25 of 217 statewide, top 12%, 705 students, 43% FRL); Lafayette High School (math 47% / reading 54%, grade D+, #10 of 254 statewide, top 4%, 2,432 students, 38% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 81 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,095 (18.0% below list)

Questions for the listing agent

1. Built in 1916 — 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. 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: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $227,070
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346 Hummingbird Ln	0.36mi	2/1.0	768 (-12%)	1mo	$215,000	$280	63
326 Hummingbird Ln	0.39mi	2/1.0	768 (-12%)	10mo	$180,000	$234	54
268 Mockingbird Ln	0.54mi	3/1.0 (+1)	900 (+3%)	13mo	$234,900	$261	53
284 Mockingbird Ln	0.51mi	2/1.0	825 (-5%)	20mo	$205,000	$248	51
1553 Bluebird Ln	0.52mi	3/1.0 (+1)	865 (-1%)	23mo	$224,900	$260	51
342 Hummingbird Ln	0.37mi	2/1.0	768 (-12%)	20mo	$215,000	$280	46

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 · 4.4% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-23,482
• Equity at exit: $29,821

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,332
• Equity at exit: $17,292

Cash invested: $56,000 (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 40503

• Rents YoY: 4.4%
• Active inventory: 81
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $105

Break-even live

Break-even rent $1,508

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $218	-5% $161	+0% $105	+5% $48	+10% $-8
Rent	-10% $-25	-5% $40	+0% $105	+5% $170	+10% $234
Rate	-1.0pp $206	-0.5pp $156	base $105	+0.5pp $53	+1.0pp $0

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Simpson Ave Lexington, KY	3.0	2.0	1025	$1,710	$1.67	16d	1	0.11mi
120 Burley Ave Lexington, KY	3.0	1.0	928	$1,500	$1.62	25d	1	0.16mi
1232 Man O War Pl Unit 2917 Lexington, KY	1.0	1.0	689	$1,125	$1.63	25d	1	0.18mi
380 Virginia Ave Lexington, KY	2.0	1.0–2.0	771	$2,615	$3.39	16d	50	0.26mi
805 Press Ave Lexington, KY	1.0–2.0	1.0	507	$1,450	$2.86	25d	1	0.32mi
342 Waller Ave Lexington, KY	1.0–2.0	1.0–1.5	720	$1,400	$1.94	25d	1	0.40mi
140 Gazette Ave Lexington, KY	3.0	1.5	875	$1,750	$2.00	25d	1	0.43mi
476 Bob O Link Dr Unit B Lexington, KY	2.0	1.0	1002	$1,300	$1.30	25d	1	0.51mi
845 Red Mile Rd Lexington, KY	1.0–3.0	1.0–2.0	821	$1,487	$1.81	16d	33	0.75mi
585 S Upper St #114 Lexington, KY	2.0	2.0	1000	$1,995	$2.00	25d	1	0.80mi
700 Red Mile Rd Lexington, KY	1.0–2.0	1.0	699	$1,295	$1.85	23d	1	0.91mi
330 Rose St Lexington, KY	1.0–2.0	1.0	627	$1,450	$2.31	25d	1	1.11mi
275 S Limestone #115 Lexington, KY	2.0	2.0	1010	$2,500	$2.48	25d	1	1.11mi
261 S Limestone #303 Lexington, KY	2.0	2.0	1102	$2,995	$2.72	25d	1	1.12mi
1729 Nicholasville Rd Unit 1737-313 Lexington, KY	2.0	1.0	741	$1,800	$2.43	25d	1	1.13mi
832 W High St Unit 1 Lexington, KY	3.0	1.5	900	$1,400	$1.56	25d	1	1.21mi
342 Grosvenor Ave Apt 2 Lexington, KY	1.0	1.0	650	$850	$1.31	25d	1	1.27mi
341 Grosvenor Ave Unit 1 Lexington, KY	3.0	2.0	700	$2,050	$2.93	25d	1	1.29mi
341 Grosvenor Ave #4 Lexington, KY	3.0	3.0	859	$2,600	$3.03	25d	1	1.29mi
341 Grosvenor Ave Unit 3 Lexington, KY	3.0	3.0	875	$2,500	$2.86	25d	1	1.29mi
120 E Main St Lexington, KY	2.0	1.0–2.0	710	$2,486	$3.50	16d	20	1.36mi
530 E High St Lexington, KY	1.0	1.0	685	$1,171	$1.71	16d	1	1.39mi
2050 Garden Springs Dr Lexington, KY	1.0	1.0	434	$992	$2.29	25d	1	1.44mi
168 Woodland Ave Unit 2 Lexington, KY	1.0	1.0	620	$925	$1.49	25d	1	1.44mi
1901 Nicholasville Rd Unit 2 Lexington, KY	2.0	1.0	1100	$1,450	$1.32	25d	1	1.45mi
143 Woodland Ave Lexington, KY	2.0	1.0	1100	$1,650	$1.50	25d	1	1.49mi
2070 Garden Springs Dr Lexington, KY	1.0–2.0	1.0	712	$1,150	$1.61	23d	9	1.49mi

Listing history 10 events

1. 2026-06-22
   days on market $200,000 Active 13 DOM
2. 2026-06-18
   days on market $200,000 Active 10 DOM
3. 2026-06-17
   days on market $200,000 Active 9 DOM
4. 2026-06-16
   days on market $200,000 Active 8 DOM
5. 2026-06-15
   days on market $200,000 Active 7 DOM
6. 2026-06-14
   days on market $200,000 Active 5 DOM
7. 2026-06-13
   days on market $200,000 Active 4 DOM
8. 2026-06-10
   days on market $200,000 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $200,000 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: $713 · $59/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$1,007/yr (+$84/mo · 141.3%)

ⓘ 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 100% 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: $19,691
• − Mortgage interest: −$11,203
• − Property taxes: −$713
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$5,818
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,784/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): 27,451
• Household income: $76,482
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1151.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 7% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 11% · Canada, China, India
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -280.10%
• Current HPI: 241.5612
• Rent YoY: ▲ 4.40%
• 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

1 event — show timeline

• 2026-06-08 Listed $200,000 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $713 · +1.8% YoY. Source: county tax records.