1100 Keene Rd · Nicholasville, KY 40356

$199,000

4 bd · 1.5 ba · 2,464 sqft · SingleFamily public records · 48 Days on market

0.39 ac lot Est $392k · 49% under ↓ 12% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• 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

Welcome home to this charming 3-bedroom, 2 full bath residence offering approximately 1,700 square feet of comfortable living space. Ideally situated between downtown Nicholasville and the rapidly growing Keene Centre area, this home provides the perfect blend of convenience and tranquility. Step inside to find a spacious, well-designed layout with plenty of room for everyday living and entertaining. With a little cosmetic love, this home can become your perfect blend of country living and everyday convenience. The real highlight awaits out back—relax and unwind while enjoying peaceful views of a beautiful horse pasture, offering a true taste of Kentucky living right in your own backy

Key facts

• 0.39 acre lot
• Listed 48 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Electricity available; Natural gas connected; Cable available; Phone available; Water connected
• Home design: House; Two levels
• Construction: Vinyl siding and solid masonry construction; Block foundation; Built area: 1,701 (building area total)
• Exterior features: Partial wood fencing; Few trees on the lot; Shingle roof

Interior

• Kitchen: Cooktop; Oven
• Bedrooms: Total rooms: 9 (bedroom count not specified)
• Flooring: Carpet; Concrete; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air; Natural gas heating available; Central air; Ceiling fans; Heat pump
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Below-grade finished area (basement) with exterior and interior entry, partial finish, walk-out and walk-up access; Fireplace; Accessible central living area with accessible doors and accessible entrance; Insulated and storm windows with blinds and window treatments
• Laundry & utility: Washer/dryer not specified (utilities include water and natural gas connected)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Brookside Elementary School (math 36% / reading 32%, grade F, #329 of 676 statewide, top 49%, 514 students, 57% FRL); East Jessamine Middle School (math 23% / reading 44%, grade F, #105 of 217 statewide, top 51%, 936 students, 56% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 496 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 267 units permitted in Jessamine County in 2024 (9 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.14% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $391,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Jasmine Ln	0.53mi	4/2.5	2,400 (-3%)	1mo	$490,000	$204	66
100 Minnow Cove Ct	0.15mi	3/2.0 (-1)	2,164 (-12%)	1mo	$401,000	$185	65
105 Geneva Ct	0.32mi	5/3.0 (+1)	2,490 (+1%)	10mo	$354,000	$142	64
117 Robin Rd	0.33mi	4/3.0	2,252 (-9%)	2mo	$330,000	$147	63
213 Squires Way	0.26mi	4/2.0	2,151 (-13%)	3mo	$395,000	$184	62
513 Thames Cir	0.71mi	4/2.5	2,514 (+2%)	3mo	$399,000	$159	57
521 Thames Cir	0.72mi	4/2.5	2,514 (+2%)	3mo	$379,000	$151	56
132 Mason Springs Dr	0.65mi	4/3.5	2,546 (+3%)	8mo	$367,500	$144	50
533 Thames Cir	0.73mi	4/2.5	2,640 (+7%)	1mo	$400,000	$152	49
202 Strawberry Ct	0.73mi	4/3.5	2,602 (+6%)	8mo	$280,000	$108	42
193 Mason Springs Dr	0.68mi	4/2.5	2,168 (-12%)	9mo	$380,000	$175	37
201 Wiley Way	0.70mi	4/2.5	2,816 (+14%)	9mo	$610,000	$217	32

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 · 7.5% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.27×
• Total profit: $14,957
• Equity at exit: $29,672

10-year hold

• IRR: 19.4%
• Equity multiple: 2.94×
• Total profit: $108,266
• Equity at exit: $17,206

Cash invested: $55,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $573

Break-even live

Break-even rent $1,549

Max offer price $199,000

Occupancy floor 70%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Virginia Ln Nicholasville, KY	3.0	2.0	1775	$2,300	$1.30	23d	1	0.30mi
105 Stepping Stone Path Nicholasville, KY	3.0	2.0	1877	$2,350	$1.25	23d	1	1.15mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-04-30
   price $199,000
3. 2026-04-16
   price $215,000
4. 2026-03-01
   listed $225,000 Active

ⓘ 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: $1,170 · $98/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$541/yr (+$45/mo · 46.3%)

ⓘ 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 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: $27,296
• − Mortgage interest: −$11,147
• − Property taxes: −$1,170
• − Insurance: −$995
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$5,789
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $5,958/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

• 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

-11.6% since first listed

4 events — show timeline

• 2026-05-20 Pending — ImagineMLS
• 2026-04-30 Price Changed $199,000 ImagineMLS
• 2026-04-16 Price Changed $215,000 ImagineMLS
• 2026-03-01 Listed $225,000 ImagineMLS