Ridge (Autumn Lake) Plan · Louisville/Jefferson County metro government (balance), KY 40272

$72,995

3 bd · 2.0 ba · 1,153 sqft · Manufactured · 239 Days on market

$595/mo HOA · 36% of rent

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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 +27.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 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

Autumn Lake Pointe is conveniently located just off of Dixie Highway in Valley Station, in a quiet suburban neighborhood close to shopping, employment and schools. Amenities for residents include a new clubhouse/community center, soccer field, walking/nature trail, basketball court, playground, picnic area and bbq grills. Community Amenities Basketball Court, Clubhouse, Picnic Area, Playground, Soccer Field, and Walking/Nature Trails

Key facts

• Picnic area
• Clubhouse
• Soccer field

Tags

• CLUBHOUSE
• SOCCER FIELD
• WALKING NATURE TRAIL
• BASKETBALL COURT
• PLAYGROUND
• PICNIC AREA

Property features AI

Finance

• Other: Inventory type: Plan; Plan name: Ridge (Autumn Lake); Listing last modified: 2026-04-28
• Financial info: Listing status: Active; List price: $72,995
• HOA & community: Association fee approximately $595

Exterior

• Home design: Single-family plan home; Located in Louisville, KY (Autumn Lake community)
• Exterior features: Living area approximately 1,153

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Ridge - Autumn Lake)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 B — 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%); Stuart Academy (math 4% / reading 17%, grade F, #216 of 217 statewide, top 100%, 1,105 students, 72% FRL); Valley High (math 17% / reading 22%, grade F, #213 of 254 statewide, top 86%, 964 students, 70% FRL) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 27% district-wide (-13 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $504 of loan paydown is wiped out by about $2k 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

• It's been on market 239 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,235 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.30% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.07% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,299
• Equity at exit: $10,884

10-year hold

• IRR: 10.0%
• Equity multiple: 1.73×
• Total profit: $14,864
• Equity at exit: $6,311

Cash invested: $20,439 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$595
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $224

Break-even live

Break-even rent $1,392

Max offer price $72,995

Occupancy floor 82%

Sensitivity live

Price	-10% $275	-5% $250	+0% $224	+5% $199	+10% $174
Rent	-10% $92	-5% $158	+0% $224	+5% $291	+10% $357
Rate	-1.0pp $261	-0.5pp $243	base $224	+0.5pp $205	+1.0pp $186

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: $18,249
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12306 Glengrove Cir Louisville, KY	2.0–3.0	1.0–2.0	1215	$1,976	$1.63	3d	36	0.54mi
5402 Logwood Ave Louisville, KY	3.0	1.0	950	$1,375	$1.45	13d	1	0.76mi
11711 Wiltonwood Ct Louisville, KY	3.0	1.0	1200	$1,459	$1.22	13d	1	0.88mi
13217 Forge Cir Louisville, KY	3.0	1.5	1092	$1,495	$1.37	3d	1	0.94mi
7019 James Madison Way Louisville, KY	3.0	2.0	1374	$1,750	$1.27	3d	1	1.12mi
6902 Betsy Ross Dr Louisville, KY	4.0	1.0	1230	$1,700	$1.38	16d	1	1.47mi

HOA detail

• Monthly dues: $595 · $7,140/yr

Listing history 14 events

1. 2026-06-21
   days on market $72,995 Active 239 DOM
2. 2026-06-18
   days on market $72,995 Active 236 DOM
3. 2026-06-17
   days on market $72,995 Active 235 DOM
4. 2026-06-16
   days on market $72,995 Active 234 DOM
5. 2026-06-15
   days on market $72,995 Active 233 DOM
6. 2026-06-13
   days on market $72,995 Active 231 DOM
7. 2026-06-10
   days on market $72,995 Active 228 DOM
8. 2026-06-09
   days on market $72,995 Active 227 DOM
9. 2026-06-08
   days on market $72,995 Active 226 DOM
10. 2026-06-07
    days on market $72,995 Active 225 DOM
11. 2026-06-03
    days on market $72,995 Active 221 DOM
12. 2026-06-02
    days on market $72,995 Active 220 DOM
13. 2026-06-01
    days on market $72,995 Active 219 DOM
14. 2026-05-31
    days on market $72,995 Active 218 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,109
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$7,140
• − Depreciation: −$2,123
• Taxable income: $2,079
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $2,194/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