418 A Ewing Ln · Jeffersonville, IN 47130

$185,000

3 bd · 1.5 ba · 1,198 sqft · SingleFamily · 2 Days on market

Built 2020 Good condition 3,049 sqft lot $154/sqft · 8% below area Est $200k · 8% under $17/mo HOA · 1% of rent

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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 +11.0/15.0
• Cash flow +10.7/30.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOWNHOME located in DOWNTOWN JEFFERSONVILLE. 3 bedroom, 1.5 bath modern floor plan with craftsman style finishes. Within minutes to the Big Four Bridge, local shops, entertainment and dining. Call today to schedule your private showing.

Key facts

• 3,049 sq ft lot
• Built 2020

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (17.3% below list).
• Recommended offer: $153k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% in Jeffersonville — 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 83/100 on livability (#8 in IN, #843 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkview Middle School (math 22% / reading 34%, grade F, #226 of 330 statewide, top 69%, 713 students, 63% FRL); Jeffersonville High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 2,130 students, 58% FRL).
• Market conditions: Rents flat; 775 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 911 units permitted in Clark County in 2024 (133 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.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $157k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $153,024 (17.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (median comp): $200,489
• List price: $185,000
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 A Ewing Ln	0.00mi	3/1.5	1,198 (0%)	2mo	$180,000	$150	98
620 James Dr	0.30mi	3/2.0	1,168 (-2%)	1mo	$200,000	$171	79
1945 Fisher Ln	0.31mi	3/2.0	1,225 (+2%)	2mo	$258,900	$211	78
1946 Fisher Ln	0.30mi	3/2.0	1,225 (+2%)	2mo	$253,900	$207	78
1812 Wesley Ct	0.25mi	2/2.0 (-1)	1,300 (+8%)	3mo	$210,000	$162	65
1808 Wesley Ct	0.26mi	2/2.0 (-1)	1,300 (+8%)	5mo	$220,000	$169	63
9 Louise St	0.61mi	2/2.0 (-1)	1,206 (+1%)	3mo	$210,000	$174	61
789 Rose Ave	0.57mi	2/2.0 (-1)	1,212 (+1%)	6mo	$223,000	$184	60
806 Sharon Dr	0.61mi	4/1.0 (+1)	1,164 (-3%)	1mo	$150,000	$129	59
907 Springdale Dr	0.73mi	3/1.0	1,230 (+3%)	2mo	$185,000	$150	57
1702 Herby Dr	0.60mi	3/1.0	1,300 (+8%)	1mo	$199,900	$154	55
1706 Herby Dr	0.58mi	3/1.0	1,091 (-9%)	3mo	$190,000	$174	53

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-39,099
• Equity at exit: $27,584

10-year hold

• IRR: -24.1%
• Equity multiple: -0.07×
• Total profit: $-55,235
• Equity at exit: $15,995

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 40 active · 5 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $210,000 ($177/sqft)
• Median days on market: 23 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 47130

• Rents YoY: 0.6%
• Active inventory: 775
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$17
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-87

Break-even live

Break-even rent $1,640

Max offer price $172,468

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-23	+0% $-87	+5% $-151	+10% $-214
Rent	-10% $-207	-5% $-147	+0% $-87	+5% $-26	+10% $34
Rate	-1.0pp $7	-0.5pp $-40	base $-87	+0.5pp $-135	+1.0pp $-183

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Goyne Ave Jeffersonville, IN	3.0	1.0	1392	$1,800	$1.29	63d	1	0.33mi
725 Goyne Dr Jeffersonville, IN	3.0	1.0	925	$1,600	$1.73	107d	1	0.45mi
1008 Sharon Dr Jeffersonville, IN	3.0	1.0	1000	$1,200	$1.20	139d	1	0.82mi
1514 Elliott Ave Jeffersonville, IN	2.0	1.0	800	$1,250	$1.56	9d	1	0.89mi
1512 E 10th St Jeffersonville, IN	1.0–2.0	1.0	720	$949	$1.32	99d	1	0.91mi
1512 E 10th St Jeffersonville, IN	1.0–2.0	1.0	720	$949	$1.32	0d	7	0.91mi
409 Knobloch Ave Jeffersonville, IN	2.0	1.0	814	$1,195	$1.47	7d	1	0.96mi
625 Main St Jeffersonville, IN	3.0	2.0	1100	$1,750	$1.59	7d	1	1.06mi
2067 Aster Dr Jeffersonville, IN	3.0	2.0	1200	$1,900	$1.58	139d	1	1.06mi
1051 Rhonda Dr Jeffersonville, IN	3.0	1.0	1254	$1,650	$1.32	77d	1	1.17mi
1448 Plank Rd Jeffersonville, IN	2.0	1.0	832	$1,250	$1.50	139d	1	1.20mi
2727 Middle Rd Jeffersonville, IN	1.0–2.0	1.0–1.5	850	$997	$1.17	0d	27	1.21mi
1115 E 8th St Jeffersonville, IN	2.0	1.0	984	$1,360	$1.38	139d	1	1.26mi
79 Highwood Pl Louisville, KY	2.0	1.0–2.0	814	$1,539	$1.89	5d	5	1.47mi
1229 Cedarview Dr Jeffersonville, IN	3.0	1.0	1100	$1,495	$1.36	67d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $185,000 Active 2 DOM
2. 2026-06-16
   pricedays on marketlisting id $185,000 Active 1 DOM
3. 2026-06-15
   days on market $190,000 Active 14 DOM
4. 2026-06-13
   days on market $190,000 Active 12 DOM
5. 2026-06-13
   days on market $190,000 Active 11 DOM
6. 2026-06-10
   days on market $190,000 Active 9 DOM
7. 2026-06-09
   days on market $190,000 Active 8 DOM
8. 2026-06-08
   days on market $190,000 Active 7 DOM
9. 2026-06-07
   days on market $190,000 Active 6 DOM
10. 2026-06-03
    days on market $190,000 Active 2 DOM
11. 2026-06-02
    remarks 236-char remark
12. 2026-06-02
    listed $190,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,363
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$204
• − Depreciation: −$5,382
• Taxable loss: −$4,224
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $-26/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $5,990–$17,970 screening

This modern townhome in Jeffersonville is in good condition with cosmetic updates needed for a fresh look and improved curb appeal.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace gutters — Improves home's appearance and functionality ↑
• Both Replace flooring — Modernizes the space and improves aesthetics ↑
• Both Replace kitchen appliances — Modernizes the space and improves aesthetics ↑
• Both Replace bathroom fixtures — Modernizes the space and improves aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Riverside Elementary School F IN #631/994 Nat'l #24,455/41,679 Middle Parkview Middle School F IN #226/330 Nat'l #9,545/14,009 High Jeffersonville High School F IN #270/369 Nat'l #9,639/17,239

Schools (NCES district)

• District: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

A Composite livability gradescore 83/100

Livability — Jeffersonville

• Score: 83/100
• State rank: #8
• US rank: #843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersonville, IN
• County: Clark County · 126,401 people
• City population: 50,514
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15% of renters

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Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+9.0% since first listed

8 events — show timeline

• 2021-10-12 Sold (MLS) $157,000 SIRA
• 2021-09-07 Pending — SIRA
• 2021-09-07 Price Changed $154,000 SIRA
• 2021-08-29 Listed $158,000 SIRA
• 2020-10-08 Listed $147,000 SIRA
• 2020-10-08 Sold (MLS) $147,600 SIRA
• 2020-10-02 Sold (MLS) $147,600 SIRA
• 2020-05-26 Listed $144,000 SIRA