13404 Dixie Hwy · Louisville/Jefferson County metro government (balance), KY 40272

$185,000

3 bd · 1.5 ba · 986 sqft · SingleFamily · 12 Days on market

Built 1956 9,222 sqft lot Est $181k · at est.

---

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 +16.8/30.0
• ARV discount +6.6/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming ranch-style home located in the Valley Village neighborhood. This lovely home is perfect for anyone who desires a comfortable and convenient living space. The spacious living room welcomes you into the home, offering large windows that provide plenty of natural light. The living room flows into the eat-in kitchen, creating an open concept living space that is perfect for entertaining guests. A spacious laundry room can be found off the kitchen and is conveniently located near the primary bedroom. The primary bedroom features an ensuite half bathroom and a walk-in closet. The two additional bedrooms are serviced by the home's full bathroom. Outside, the fenced yard provides a secure space for pets to play, as well as an ideal spot for hosting summer barbecues or relaxing in the sunshine. A shed, with electrical service, is an added bonus. Located just minutes away from local dining, shopping, Jefferson Memorial Forest, Fort Knox, and more! Sellers are motivated - don't miss your chance to own this wonderful home! Schedule your showing today!

Key facts

• Covered front porch
• Vaulted ceiling
• Fenced backyard

Tags

• COVERED FRONT PORCH
• VAULTED CEILING
• NEW KITCHEN APPLIANCES
• UPDATED BATHROOM
• FENCED BACKYARD
• LARGE STORAGE SHED

Property features AI

Finance

• Other: Located in the Valley Village subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch home; One story
• Construction: Built in 1956; Wood frame construction; Shingle roof; Slab foundation
• Exterior features: Fully fenced yard with wood and chain-link fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Three bedrooms total, all on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eight total rooms; Four closets; Living room on the first floor; No basement
• Laundry & utility: Laundry room on the first floor; First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $166k (10.1% below list).
• Recommended offer: $166k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.0% in Louisville/Jefferson County metro government (balance) — 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.
• Jefferson County (urban): math 19% / reading 35% proficiency, ranked #121 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Watson Lane Elementary (math 8% / reading 17%); Robert Frost Sixth-Grade Academy (math 3% / reading 14%); Valley High (math 17% / reading 22%, grade F, #213 of 254 statewide, top 86%, 964 students, 70% FRL).
• Zoned-school proficiency averages 13% at this address vs 27% district-wide (-14 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 218 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,836 units permitted in Jefferson County in 2024 (1,558 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.
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,402 (10.1% below list)

Questions for the listing agent

1. Built in 1956 — 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: 0.90% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $181,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13404 Dixie Hwy	0.00mi	3/1.5	986 (0%)	1mo	$192,000	$195	99
13410 Hinchbrook Blvd	0.24mi	3/1.5	1,018 (+3%)	7mo	$199,000	$195	77
13413 Kinross Blvd	0.16mi	3/1.5	1,068 (+8%)	3mo	$197,000	$184	76
13206 Meadowlawn Dr	0.32mi	3/1.0	1,025 (+4%)	4mo	$183,000	$179	73
13207 Meadowlawn Dr	0.33mi	3/1.0	936 (-5%)	7mo	$159,900	$171	68
13606 Kinross Blvd	0.36mi	3/1.0	1,038 (+5%)	8mo	$195,000	$188	66
7101 Betsy Ross Dr	0.56mi	3/1.0	1,035 (+5%)	1mo	$208,000	$201	63
13405 Lidcomb Ave	0.60mi	3/1.0	1,038 (+5%)	2mo	$182,000	$175	60
12810 E Orell Rd	0.65mi	2/1.0 (-1)	972 (-1%)	1mo	$75,000	$77	60
7009 Nathan Hale Way	0.57mi	3/1.0	1,038 (+5%)	8mo	$165,000	$159	56
6619 Scenic Trl	0.73mi	3/1.5	1,025 (+4%)	6mo	$195,000	$190	54
13416 N Blakely Ln	0.72mi	2/1.0 (-1)	880 (-11%)	3mo	$50,325	$57	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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-23,907
• Equity at exit: $27,584

10-year hold

• IRR: -5.3%
• Equity multiple: 0.67×
• Total profit: $-17,301
• Equity at exit: $15,995

Cash invested: $51,800 (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 40272

• Rents YoY: 2.1%
• Active inventory: 218
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $120

Break-even live

Break-even rent $1,512

Max offer price $185,000

Occupancy floor 88%

Sensitivity live

Price	-10% $225	-5% $172	+0% $120	+5% $68	+10% $15
Rent	-10% $-12	-5% $54	+0% $120	+5% $186	+10% $251
Rate	-1.0pp $213	-0.5pp $167	base $120	+0.5pp $72	+1.0pp $23

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13217 Forge Cir Louisville, KY	3.0	1.5	1092	$1,495	$1.37	3d	1	0.32mi
12306 Glengrove Cir Louisville, KY	2.0–3.0	1.0–2.0	1215	$1,976	$1.63	3d	36	1.06mi

Listing history 20 events

1. 2026-05-05
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-23
   listed $185,000 Active
4. 2023-08-31
   soldstatus $155,000 Closed 1081-char remark

   Show marketing remark (1081 chars)

   Welcome to this charming ranch-style home located in the Valley Village neighborhood. This lovely home is perfect for anyone who desires a comfortable and convenient living space. The spacious living room welcomes you into the home, offering large windows that provide plenty of natural light. The living room flows into the eat-in kitchen, creating an open concept living space that is perfect for entertaining guests. A spacious laundry room can be found off the kitchen and is conveniently located near the primary bedroom. The primary bedroom features an ensuite half bathroom and a walk-in closet. The two additional bedrooms are serviced by the home's full bathroom. Outside, the fenced yard provides a secure space for pets to play, as well as an ideal spot for hosting summer barbecues or relaxing in the sunshine. A shed, with electrical service, is an added bonus. Located just minutes away from local dining, shopping, Jefferson Memorial Forest, Fort Knox, and more! Sellers are motivated - don't miss your chance to own this wonderful home! Schedule your showing today!

5. 2023-08-31
   soldstatus $155,000

   Show marketing remark (1081 chars)

   Welcome to this charming ranch-style home located in the Valley Village neighborhood. This lovely home is perfect for anyone who desires a comfortable and convenient living space. The spacious living room welcomes you into the home, offering large windows that provide plenty of natural light. The living room flows into the eat-in kitchen, creating an open concept living space that is perfect for entertaining guests. A spacious laundry room can be found off the kitchen and is conveniently located near the primary bedroom. The primary bedroom features an ensuite half bathroom and a walk-in closet. The two additional bedrooms are serviced by the home's full bathroom. Outside, the fenced yard provides a secure space for pets to play, as well as an ideal spot for hosting summer barbecues or relaxing in the sunshine. A shed, with electrical service, is an added bonus. Located just minutes away from local dining, shopping, Jefferson Memorial Forest, Fort Knox, and more! Sellers are motivated - don't miss your chance to own this wonderful home! Schedule your showing today!

6. 2023-07-24
   historical Active Under Contract 1081-char remark

   Show marketing remark (1081 chars)

   Welcome to this charming ranch-style home located in the Valley Village neighborhood. This lovely home is perfect for anyone who desires a comfortable and convenient living space. The spacious living room welcomes you into the home, offering large windows that provide plenty of natural light. The living room flows into the eat-in kitchen, creating an open concept living space that is perfect for entertaining guests. A spacious laundry room can be found off the kitchen and is conveniently located near the primary bedroom. The primary bedroom features an ensuite half bathroom and a walk-in closet. The two additional bedrooms are serviced by the home's full bathroom. Outside, the fenced yard provides a secure space for pets to play, as well as an ideal spot for hosting summer barbecues or relaxing in the sunshine. A shed, with electrical service, is an added bonus. Located just minutes away from local dining, shopping, Jefferson Memorial Forest, Fort Knox, and more! Sellers are motivated - don't miss your chance to own this wonderful home! Schedule your showing today!

7. 2023-07-20
   historical

   Show marketing remark (1081 chars)

   Welcome to this charming ranch-style home located in the Valley Village neighborhood. This lovely home is perfect for anyone who desires a comfortable and convenient living space. The spacious living room welcomes you into the home, offering large windows that provide plenty of natural light. The living room flows into the eat-in kitchen, creating an open concept living space that is perfect for entertaining guests. A spacious laundry room can be found off the kitchen and is conveniently located near the primary bedroom. The primary bedroom features an ensuite half bathroom and a walk-in closet. The two additional bedrooms are serviced by the home's full bathroom. Outside, the fenced yard provides a secure space for pets to play, as well as an ideal spot for hosting summer barbecues or relaxing in the sunshine. A shed, with electrical service, is an added bonus. Located just minutes away from local dining, shopping, Jefferson Memorial Forest, Fort Knox, and more! Sellers are motivated - don't miss your chance to own this wonderful home! Schedule your showing today!

8. 2023-07-20
   listed $155,000 Active 1081-char remark

   Show marketing remark (1081 chars)

   Welcome to this charming ranch-style home located in the Valley Village neighborhood. This lovely home is perfect for anyone who desires a comfortable and convenient living space. The spacious living room welcomes you into the home, offering large windows that provide plenty of natural light. The living room flows into the eat-in kitchen, creating an open concept living space that is perfect for entertaining guests. A spacious laundry room can be found off the kitchen and is conveniently located near the primary bedroom. The primary bedroom features an ensuite half bathroom and a walk-in closet. The two additional bedrooms are serviced by the home's full bathroom. Outside, the fenced yard provides a secure space for pets to play, as well as an ideal spot for hosting summer barbecues or relaxing in the sunshine. A shed, with electrical service, is an added bonus. Located just minutes away from local dining, shopping, Jefferson Memorial Forest, Fort Knox, and more! Sellers are motivated - don't miss your chance to own this wonderful home! Schedule your showing today!

9. 2023-06-15
   historical
10. 2023-06-15
    listed $165,000 Active
11. 2023-06-15
    price $168,500
12. 2023-06-15
    price $165,000
13. 2023-05-19
    historical Active Under Contract
14. 2023-05-18
    listed $155,000 Active
15. 2020-12-01
    soldstatus $117,250
16. 2020-11-30
    soldstatus $117,250 Closed
17. 2020-10-26
    historical Active Under Contract
18. 2020-10-23
    listed $115,000 Active
19. 2007-04-18
    historical
20. 2006-12-18
    listed $89,000

ⓘ 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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,968
• − Mortgage interest: −$10,363
• − Property taxes: −$1,769
• − Insurance: −$925
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,382
• Taxable loss: −$1,665
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,839/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: Jefferson County
• NCES district ID: 2102990
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $47,885
• Composite: 23.45/100
• National rank: #7884
• State rank: #121 of 165 in KY

Livability — Louisville/Jefferson County metro government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Louisville/Jefferson County metro government (balance), KY
• County: Jefferson County · 790,184 people
• City population: 419,741
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 38,289
• Household income: $69,940
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 702.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 823,112 people
• By 2030: 849,343 · +3.2%
• By 2040: 895,696 · +8.8%
• By 2050: 933,630 · +13.4%
• By 2075: 1,028,262 · +24.9%
• By 2100: 1,072,675 · +30.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 9% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Cuban 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Jefferson

• 2024 margin: D (+16.6) · D 57.4% · R 40.9% · Other 1.7%
• 2008→2024 swing: +4.5pp toward D · 2008: 12.0pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+20.1 2016: D+13.3 2012: D+11.1 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.10%
• Current HPI: 247.2954
• Rent YoY: ▲ 2.07%
• Metro: Louisville/Jefferson County, KY-IN
• 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

+107.9% since first listed

20 events — show timeline

• 2026-05-05 Pending — Metro Search MLS
• 2026-04-24 Contingent — Metro Search MLS
• 2026-04-23 Listed $185,000 Metro Search MLS
• 2023-08-31 Sold (Public Records) $155,000 Public Records
• 2023-08-31 Sold (MLS) $155,000 Metro Search MLS
• 2023-07-24 Contingent — Metro Search MLS
• 2023-07-20 Listed $155,000 Metro Search MLS
• 2023-07-20 Listing Removed — Metro Search MLS
• 2023-06-15 Price Changed $165,000 Metro Search MLS
• 2023-06-15 Price Changed $168,500 Metro Search MLS
• 2023-06-15 Listed $165,000 Metro Search MLS
• 2023-06-15 Listing Removed — Metro Search MLS
• 2023-05-19 Contingent — Metro Search MLS
• 2023-05-18 Listed $155,000 Metro Search MLS
• 2020-12-01 Sold (Public Records) $117,250 Public Records
• 2020-11-30 Sold (MLS) $117,250 Metro Search MLS
• 2020-10-26 Contingent — Metro Search MLS
• 2020-10-23 Listed $115,000 Metro Search MLS
• 2007-04-18 Listing Removed — Metro Search MLS
• 2006-12-18 Listed $89,000 Metro Search MLS

Property tax history

+8.0%/yr

Latest (2025): $1,769 · -2.1% YoY. Source: county tax records.