7008 Wildwood Cir #60 · Louisville/Jefferson County metro government (balance), KY 40291

$126,998

3 bd · 2.0 ba · 1,225 sqft · Condo · 7 Days on market

Built 1979 $360/mo HOA · 21% of rent

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Why this score? — see what drove the C- 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 +19.6/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

HUGE REDUCTION! Time to sell immediately! GREAT DEAL HERE! Priced even low enough for investors and landlords. This may be a better deal than repos or foreclosures. Don't miss this very nice large, approximately 1225 sq ft 3 bedroom 2 full bath condo in the highly sought after Wildwood Condominiums. Yes, this community is on Bardstown Rd close to Breckenridge Ln and Hurstbourne Pkwy as well. This home has lots of updates including a lot of drywall, paint, flooring, kitchen cabinets, etc, etc. Bring all serious offers right now. With full price offer, seller will pay for a limited home warranty up to $600.00. Seller is a licensed Real Estate Broker who buys, sells and rents real estate. Buye

Key facts

• $360 HOA
• Community pool
• Built 1979

Property features AI

Finance

• Other: Development: WILDWOOD CONDOMINIUMS; Directions: From I-264 take exit 14 for Bardstown Rd S; follow Bardstown Rd, turn right onto S Watterson Trail, right onto Wildwood Cir; destination on the left.
• HOA & community: Association present; Monthly maintenance fee of $360 (includes exterior maintenance, groundskeeping, master insurance, sewer, snow removal, and trash); Community amenities: Clubhouse, Playground; 24 condo units in the development

Exterior

• Parking: Surface parking available
• Utilities: Electricity connected; Natural gas available; Sewer service included in association maintenance
• Home design: Condominium (Traditional style); Located in building 7008, unit 60; Two-story building (unit located on first floor); Built in 1979; Shingle roof
• Construction: Brick construction; Crawl space foundation
• Exterior features: Cleared lot; No fencing; Surface parking

Interior

• Kitchen: Kitchen on the first floor; Dining area adjacent to the kitchen
• Bedrooms: Three bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms, both on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning; One HVAC unit
• Interior features: Five total interior rooms; Living room; Dining area
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $127k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Cap rate 7.7% 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 C — 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.
• Market conditions: Rents rising fast (+15.0%/yr); 291 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $878 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago; this cycle's ask is 9677% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $102k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $126,998

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.94×
• Total profit: $-2,064
• Equity at exit: $18,936

10-year hold

• IRR: 14.1%
• Equity multiple: 2.46×
• Total profit: $52,056
• Equity at exit: $10,980

Cash invested: $35,559 (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 40291

• Rents YoY: 15.0%
• Active inventory: 291
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$666
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$53
• HOA: −$360
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $146

Break-even live

Break-even rent $1,519

Max offer price $126,998

Occupancy floor 86%

Sensitivity live

Price	-10% $218	-5% $182	+0% $146	+5% $110	+10% $74
Rent	-10% $11	-5% $78	+0% $146	+5% $213	+10% $280
Rate	-1.0pp $210	-0.5pp $178	base $146	+0.5pp $113	+1.0pp $79

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7008 Wildwood Cir #60 Louisville, KY	3.0	2.0	1250	$1,299	$1.04	4d	1	0.02mi
5706 Bannon Crossings Dr Louisville, KY	3.0	2.0	1255	$2,000	$1.59	24d	1	0.63mi
7025 Bronner Cir Louisville, KY	1.0–2.0	1.0–2.5	1050	$1,403	$1.34	12d	9	0.78mi
6003 Jo Danielle Pl Louisville, KY	1.0–2.0	1.0–2.0	888	$1,250	$1.41	17d	7	1.01mi
4313 Norbrook Dr Unit 4 Louisville, KY	2.0	1.0	725	$950	$1.31	24d	1	1.06mi
5312 Poindexter Dr Louisville, KY	1.0–3.0	1.0–2.0	824	$1,314	$1.59	3d	7	1.08mi
226 Granvil Dr Louisville, KY	3.0	1.0	1050	$1,800	$1.71	4d	1	1.10mi
7610 Chelsea Gardens Cir Louisville, KY	2.0–3.0	2.0	1220	$2,011	$1.65	3d	21	1.13mi
279 Granvil Dr Louisville, KY	3.0	1.0	1280	$1,625	$1.27	21d	1	1.39mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-10
   pricedays on market $126,998 Active 7 DOM
2. 2026-06-09
   days on market $129,998 Active 6 DOM
3. 2026-06-08
   days on market $129,998 Active 5 DOM
4. 2026-06-07
   statusdays on marketlisting id $129,998 Active 4 DOM
5. 2026-05-22
   listed $1,299
6. 2026-05-18
   price $129,998
7. 2026-05-15
   price $129,999
8. 2026-05-07
   price $134,993
9. 2026-05-04
   price $134,994
10. 2026-05-01
    price $134,995
11. 2026-04-24
    price $134,996
12. 2026-04-21
    price $134,997
13. 2026-04-20
    price $134,998
14. 2026-04-17
    price $134,999
15. 2026-04-10
    price $139,999
16. 2026-04-01
    price $144,996
17. 2026-03-31
    price $144,997
18. 2026-03-30
    price $144,998
19. 2026-03-25
    price $144,999
20. 2026-03-24
    price $147,997
21. 2026-03-18
    price $147,998
22. 2026-03-13
    price $147,999
23. 2026-02-26
    price $149,999
24. 2026-02-20
    listed $151,999 Active
25. 2022-07-26
    soldstatus $102,500
26. 2017-10-31
    historical
27. 2017-10-26
    listed $74,999 Active
28. 2017-09-26
    soldstatus $40,000

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/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 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,448
• − Mortgage interest: −$7,114
• − Property taxes: −$1,457
• − Insurance: −$635
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − HOA: −$4,320
• − Depreciation: −$3,694
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,760/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): 41,222
• Household income: $81,267
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 790.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada, India, Vietnam
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

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: ▼ -279.15%
• Current HPI: 218.0784
• Rent YoY: ▲ 14.96%
• 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

-96.8% since first listed

24 events — show timeline

• 2026-05-22 Listed for Rent $1,299 BUILDIUM
• 2026-05-18 Price Changed $129,998 Metro Search MLS
• 2026-05-15 Price Changed $129,999 Metro Search MLS
• 2026-05-07 Price Changed $134,993 Metro Search MLS
• 2026-05-04 Price Changed $134,994 Metro Search MLS
• 2026-05-01 Price Changed $134,995 Metro Search MLS
• 2026-04-24 Price Changed $134,996 Metro Search MLS
• 2026-04-21 Price Changed $134,997 Metro Search MLS
• 2026-04-20 Price Changed $134,998 Metro Search MLS
• 2026-04-17 Price Changed $134,999 Metro Search MLS
• 2026-04-10 Price Changed $139,999 Metro Search MLS
• 2026-04-01 Price Changed $144,996 Metro Search MLS
• 2026-03-31 Price Changed $144,997 Metro Search MLS
• 2026-03-30 Price Changed $144,998 Metro Search MLS
• 2026-03-25 Price Changed $144,999 Metro Search MLS
• 2026-03-24 Price Changed $147,997 Metro Search MLS
• 2026-03-18 Price Changed $147,998 Metro Search MLS
• 2026-03-13 Price Changed $147,999 Metro Search MLS
• 2026-02-26 Price Changed $149,999 Metro Search MLS
• 2026-02-20 Listed $151,999 Metro Search MLS
• 2022-07-26 Sold (Public Records) $102,500 Public Records
• 2017-10-31 Listing Removed — Metro Search MLS
• 2017-10-26 Listed $74,999 Metro Search MLS
• 2017-09-26 Sold (Public Records) $40,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,457 · +48.3% YoY. Source: county tax records.