914 Literary Cir · Lexington-Fayette, KY 40513

$410,000

5 bd · 4.5 ba · 3,298 sqft · Townhouse public records · 28 Days on market

Built 2002 8,145 sqft lot Est $633k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious townhome offering over 3,300 square feet of living space, plus an unfinished basement with potential to be finished and already plumbed for a full bath. This 5-bedroom, 3.5-bath home features a first-floor en suite bedroom, a generously sized second-floor primary suite with an attached home office, and a functional layout with room to grow. Additional highlights include a two-car attached garage, covered back porch, and two recently replaced HVAC systems. This property is in need of significant TLC and is priced accordingly—an ideal opportunity for an investor or a buyer looking to take on their own project and add value.

Key facts

• Unfinished basement
• Attached home office
• Covered back porch

Tags

• UNFINISHED BASEMENT
• FIRST-FLOOR EN SUITE BEDROOM
• ATTACHED HOME OFFICE
• COVERED BACK PORCH

Property features AI

Finance

• Other: Contingent status
• HOA & community: Located in the Beaumont subdivision

Exterior

• Parking: Attached garage; Driveway; Garage door opener; Off-street parking; Garage faces front
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water available; Cable available; Phone available
• Home design: House (two levels)
• Construction: Brick veneer and Masonite exterior; Dimensional style shingle roof; Concrete perimeter foundation; Built area approximately 3,370 total square feet
• Exterior features: Landscaped lot with many trees and a secluded feel; Partial wood fencing; Views of trees/woods and neighborhood

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range
• Bedrooms: Bedrooms present (room-level details not specified)
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Electric heating with forced air and heat pump components; Zoned heating; Central air; Attic fan; Ceiling fans; Heat pump; Zoned cooling
• Interior features: Eat-in kitchen; In-law floorplan; Walk-in closets; Ceiling fans; Fireplace; Basement with bathroom rough-in, concrete full unfinished interior-entry
• Laundry & utility: Washer hookup; Electric dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath townhouse listed at $410k.

Deal economics

• At list price, monthly cash flow is $80 ($955/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 $347k (15.3% below list).
• Recommended offer: $347k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Rosa Parks Elementary School (math 69% / reading 67%, grade B+, #11 of 676 statewide, top 1%, 706 students, 15% FRL); Beaumont Middle School (math 44% / reading 58%, grade C, #20 of 217 statewide, top 10%, 843 students, 40% FRL); Paul Laurence Dunbar High School (math 51% / reading 49%, grade D+, #12 of 254 statewide, top 4%, 1,946 students, 46% FRL).
• Zoned-school proficiency averages 56% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Fayette County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 50 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,036 units permitted in Fayette County in 2024 (542 in 5+ unit buildings).
• This rent runs 33% of the median local income ($128k/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 $3k of loan paydown is wiped out by about $12k 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 28 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.

Recommended offer $347,310 (15.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $633,216
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Literary Cir	0.00mi	5/3.5	3,370 (+2%)	1mo	$390,000	$116	92
3301 Beacon St	0.30mi	4/3.5 (-1)	3,377 (+2%)	1mo	$649,900	$192	72
3240 Beaumont Centre Cir	0.37mi	5/4.5	3,300 (+0%)	23mo	$620,000	$188	64
3514 Rabbits Foot Trl	0.44mi	4/3.0 (-1)	3,139 (-5%)	3mo	$805,000	$256	57
3458 Rabbits Foot Trl	0.42mi	4/2.5 (-1)	3,383 (+3%)	10mo	$695,000	$205	55
3336 Beacon St	0.40mi	4/3.5 (-1)	3,323 (+1%)	21mo	$632,500	$190	54
3508 Rabbits Foot Trl	0.48mi	4/2.5 (-1)	3,139 (-5%)	21mo	$675,000	$215	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-61,420
• Equity at exit: $61,132

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-47,165
• Equity at exit: $35,449

Cash invested: $114,800 (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 40513

• Home prices YoY: -26.6%
• Active inventory: 50
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,473 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$343 /mo · $4,119/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$729
• Net cashflow: $80

Break-even live

Break-even rent $3,372

Max offer price $410,000

Occupancy floor 93%

Sensitivity live

Price	-10% $312	-5% $196	+0% $80	+5% $-36	+10% $-152
Rent	-10% $-195	-5% $-58	+0% $80	+5% $217	+10% $354
Rate	-1.0pp $286	-0.5pp $184	base $80	+0.5pp $-27	+1.0pp $-135

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Palomino Ln Lexington, KY	4.0	3.5	3708	$3,250	$0.88	25d	1	0.39mi
3438 Snaffle Rd Lexington, KY	4.0	3.0	2640	$2,995	$1.13	16d	1	0.50mi
1221 Birmingham Ln Lexington, KY	4.0	2.5	4000	$3,500	$0.88	25d	1	0.90mi
2185 Roswell Dr Lexington, KY	6.0	4.5	4544	$3,900	$0.86	25d	1	1.23mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-05-01
   historical Contingent
3. 2026-04-20
   listed $410,000 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: $4,119 · $343/mo
• Projected year-2 tax: $4,119 · $343/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $41,677
• − Mortgage interest: −$22,966
• − Property taxes: −$4,119
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,334
• − Management: −$3,334
• − Depreciation: −$11,927
• Taxable loss: −$6,054
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $2,408/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): 11,032
• Household income: $128,013
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 103.0

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 (72%)
• Race & ethnicity: White 72% Asian 20% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 3% Serbian 3% Italian 2%
• Foreign-born: 19% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 9% Other Asian/Pacific 4% Spanish 3%

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: ▼ -82.36%
• Current HPI: 226.938
• Rent YoY: —
• 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

3 events — show timeline

• 2026-05-18 Pending — ImagineMLS
• 2026-05-01 Contingent — ImagineMLS
• 2026-04-20 Listed $410,000 ImagineMLS

Property tax history

+1.8%/yr

Latest (2015): $4,119 · +1.8% YoY. Source: county tax records.