125 Rodeo Dr · Georgetown, KY 40324

$250,000

4 bd · 2.5 ba · 1,538 sqft · Other public records · 1 Days on market

Built 2006 5,501 sqft lot $6/mo HOA

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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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,501 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Other: Located in the Mansion Estates subdivision; Directions: In the Mansion Estates turn left off Lemon's mill, turn left onto Santa Barbara, take first roundabout next exit on Rodeo Drive; County: Scott
• HOA & community: Has association with annual fee

Exterior

• Parking: Attached garage; Property has a garage
• Utilities: Public sewer; Electricity connected; Underground utilities
• Home design: Two-story house
• Construction: Brick veneer and vinyl siding construction; Block foundation; Shingle roof
• Exterior features: Brick veneer and vinyl siding; Shingle roof; Block foundation; Public water; Not on waterfront

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator; Range
• Bedrooms: Primary bedroom is on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Electric cooling
• Interior features: Primary suite on the first floor; Walk-in closet(s); Crawl space basement; Insulated windows with screens; No fireplace; 11 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $216k (13.5% below list).
• Recommended offer: $216k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Georgetown — 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 78/100 on livability (#75 in KY, #2,338 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Scott County (town): math 32% / reading 44% proficiency, ranked #31 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garth Elementary School (math 47% / reading 47%, grade D-, #119 of 676 statewide, top 19%, 368 students, 65% FRL); Georgetown Middle School (math 18% / reading 39%, grade F, #161 of 217 statewide, top 75%, 636 students, 54% FRL); Scott County High School (math 34% / reading 37%, grade F, #73 of 254 statewide, top 28%, 1,197 students, 40% FRL) — zoned schools average 53% FRL vs 37% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 441 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 546 units permitted in Scott County in 2024 (98 in 5+ unit buildings).
• This rent runs 30% of the median local income ($85k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Scott County population projected at +45% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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.

Recommended offer $216,135 (13.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-33,656
• Equity at exit: $37,276

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-20,610
• Equity at exit: $21,615

Cash invested: $70,000 (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 40324

• Rents YoY: 3.0%
• Active inventory: 441
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$104
• HOA: −$6
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $108

Break-even live

Break-even rent $2,024

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Amerson Orchard Rd Georgetown, KY	1.0–3.0	1.0–3.0	1044	$2,164	$2.07	13d	28	0.40mi
242 Elkhorn Meadows Dr Georgetown, KY	3.0	2.5	1378	$1,900	$1.38	43d	1	0.59mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 1 events

1. 2026-06-07
   listed $250,000 Pending 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: $2,135 · $178/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$15/yr (+$1/mo · 0.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,936
• − Mortgage interest: −$14,004
• − Property taxes: −$2,135
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$72
• − Depreciation: −$7,273
• Taxable loss: −$2,947
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $2,008/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: Scott County
• NCES district ID: 2105260
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 44% ▼ -16.00%
• Median HH income: $61,324
• Composite: 33.87/100
• National rank: #5348
• State rank: #31 of 165 in KY

Livability — Georgetown

• Score: 78/100
• State rank: #75
• US rank: #2338

Category grades

Amenities D Commute F Cost of living A+ Crime A Employment B+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, KY
• County: Scott County · 53,406 people
• City population: 53,406
• Metro: Lexington-Fayette, KY
• Population (ZIP): 53,406
• Household income: $85,110
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 993.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 63,814 people
• By 2030: 69,637 · +9.1%
• By 2040: 81,315 · +27.4%
• By 2050: 92,677 · +45.2%
• By 2075: 118,956 · +86.4%
• By 2100: 136,792 · +114.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Scott

• 2024 margin: Strong R (+27.7) · D 35.3% · R 63.0% · Other 1.7%
• 2008→2024 swing: -7.1pp toward R · 2008: -20.6pp · 2024: -27.7pp
• All cycles: 2024: R+27.7 2020: R+24.9 2016: R+30.4 2012: R+25.0 2008: R+20.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.49%
• Current HPI: 187.89
• Rent YoY: ▲ 3.00%
• 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

+71.4% since first listed

10 events — show timeline

• 2026-05-07 Pending — ImagineMLS
• 2026-05-07 Listed $250,000 ImagineMLS
• 2008-02-14 Listing Removed — ImagineMLS
• 2007-02-14 Listed $129,900 ImagineMLS
• 2006-07-14 Listing Removed — ImagineMLS
• 2006-02-08 Listed $144,900 ImagineMLS
• 2006-02-02 Listing Removed — ImagineMLS
• 2006-01-19 Listed $143,900 ImagineMLS
• 2004-02-05 Listing Removed — ImagineMLS
• 2003-04-25 Listed $145,900 ImagineMLS

Property tax history

+7.4%/yr

Latest (2025): $2,135 · +12.1% YoY. Source: county tax records.