2520 Lamborne Blvd · Louisville/Jefferson County metro government (balance), KY 40272

$185,000

4 bd · 2.0 ba · 1,275 sqft · SingleFamily · 1 Days on market

Built 1970 6,303 sqft lot Est $180k · at est.

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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 +22.9/30.0
• DSCR +7.4/10.0
• ARV discount +6.2/15.0
• 1% rule +5.4/10.0
• 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

Beautiful 4 bedroom 2 full baths home ready for new owner. Updated roof and windows. Fresh painted. All kitchen appliances will remain with the house. Nice size backyard.

Key facts

• New furnace
• New hot water heater
• Splash pad

Tags

• NEWLY RENOVATED KITCHEN
• NEW FURNACE
• NEW HOT WATER HEATER
• WINDSOR PLACE NEIGHBORHOOD
• NICK RODMAN LEGACY PARK
• SPLASH PAD

Property features AI

Finance

• Other: Part of the WINDSOR PLACE subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family residence, Cape Cod style; 2 stories; Built in 1970
• Construction: Brick construction; Shingle roof; Crawl space foundation
• Exterior features: Cleared lot; Fencing (other)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four bedrooms total — two on the first floor and two on the second floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Five closets; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.4% 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 (+2.1%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $185,000

Questions for the listing agent

1. Built in 1970 — 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. 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: 1.04% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $179,775
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2506 Tavistock Ct	0.08mi	4/2.0	1,360 (+7%)	4mo	$192,000	$141	82
9703 Scarborough Ave	0.17mi	4/2.0	1,219 (-4%)	7mo	$212,000	$174	78
8910 3rd Street Rd	0.40mi	3/1.0 (-1)	1,097 (-14%)	18mo	$72,500	$66	34

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-11,006
• Equity at exit: $27,584

10-year hold

• IRR: 2.8%
• Equity multiple: 1.19×
• Total profit: $9,900
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $326

Break-even live

Break-even rent $1,507

Max offer price $185,000

Occupancy floor 78%

Sensitivity live

Price	-10% $431	-5% $379	+0% $326	+5% $274	+10% $222
Rent	-10% $175	-5% $250	+0% $326	+5% $402	+10% $478
Rate	-1.0pp $419	-0.5pp $373	base $326	+0.5pp $278	+1.0pp $230

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2514 Tavistock Ct Louisville, KY	4.0	2.0	1361	$1,550	$1.14	22d	1	0.04mi
9610 Britannia Ct Louisville, KY	4.0	2.0	1800	$2,500	$1.39	16d	1	0.15mi
10008 Stonestreet Rd Louisville, KY	3.0	1.0	1215	$1,640	$1.35	12d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   pricedays on marketlisting id $185,000 Active 1 DOM
3. 2026-06-08
   days on market $197,500 Active 74 DOM
4. 2026-06-07
   days on market $197,500 Active 73 DOM
5. 2026-06-03
   days on market $197,500 Active 69 DOM
6. 2026-06-02
   days on market $197,500 Active 68 DOM
7. 2026-06-01
   days on market $197,500 Active 67 DOM
8. 2026-05-31
   days on market $197,500 Active 66 DOM
9. 2026-05-08
   price $197,500
10. 2026-04-21
    price $209,900
11. 2026-03-26
    listed $219,900 Active
12. 2022-11-02
    soldstatus $168,000
13. 2022-10-31
    soldstatus $168,000 Closed 170-char remark

    Show marketing remark (170 chars)

    Beautiful 4 bedroom 2 full baths home ready for new owner. Updated roof and windows. Fresh painted. All kitchen appliances will remain with the house. Nice size backyard.

14. 2022-09-30
    status Pending 170-char remark

    Show marketing remark (170 chars)

    Beautiful 4 bedroom 2 full baths home ready for new owner. Updated roof and windows. Fresh painted. All kitchen appliances will remain with the house. Nice size backyard.

15. 2022-09-24
    listed $164,900 Active 170-char remark

    Show marketing remark (170 chars)

    Beautiful 4 bedroom 2 full baths home ready for new owner. Updated roof and windows. Fresh painted. All kitchen appliances will remain with the house. Nice size backyard.

16. 2022-09-07
    historical
17. 2022-08-26
    status Active
18. 2022-08-26
    price $168,900
19. 2022-08-19
    status Pending
20. 2022-07-14
    price $172,000
21. 2022-07-14
    listed $175,999 Active
22. 2022-07-14
    price $175,999
23. 2019-05-10
    soldstatus $127,000
24. 2019-05-03
    soldstatus $127,000 Closed
25. 2019-03-25
    status Pending
26. 2019-03-16
    price $125,000
27. 2019-03-16
    listed $130,000 Active
28. 2014-05-12
    soldstatus $85,000
29. 2014-05-01
    soldstatus $85,000
30. 2014-02-06
    listed $87,500
31. 2011-10-07
    historical
32. 2011-01-10
    listed $98,000
33. 2007-01-19
    soldstatus $79,950

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/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 3/10 Moderate
• 🌡 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: $23,042
• − Mortgage interest: −$10,363
• − Property taxes: −$1,722
• − Insurance: −$925
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$5,382
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $3,683/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

+147.0% since first listed

25 events — show timeline

• 2026-05-08 Price Changed $197,500 Metro Search MLS
• 2026-04-21 Price Changed $209,900 Metro Search MLS
• 2026-03-26 Listed $219,900 Metro Search MLS
• 2022-11-02 Sold (Public Records) $168,000 Public Records
• 2022-10-31 Sold (MLS) $168,000 Metro Search MLS
• 2022-09-30 Pending — Metro Search MLS
• 2022-09-24 Listed $164,900 Metro Search MLS
• 2022-09-07 Listing Removed — Metro Search MLS
• 2022-08-26 Relisted — Metro Search MLS
• 2022-08-26 Price Changed $168,900 Metro Search MLS
• 2022-08-19 Pending — Metro Search MLS
• 2022-07-14 Price Changed $175,999 Metro Search MLS
• 2022-07-14 Listed $175,999 Metro Search MLS
• 2022-07-14 Price Changed $172,000 Metro Search MLS
• 2019-05-10 Sold (Public Records) $127,000 Public Records
• 2019-05-03 Sold (MLS) $127,000 Metro Search MLS
• 2019-03-25 Pending — Metro Search MLS
• 2019-03-16 Listed $130,000 Metro Search MLS
• 2019-03-16 Price Changed $125,000 Metro Search MLS
• 2014-05-12 Sold (Public Records) $85,000 Public Records
• 2014-05-01 Sold (MLS) $85,000 Metro Search MLS
• 2014-02-06 Listed $87,500 Metro Search MLS
• 2011-10-07 Listing Removed — Metro Search MLS
• 2011-01-10 Listed $98,000 Metro Search MLS
• 2007-01-19 Sold (Public Records) $79,950 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,722 · -12.0% YoY. Source: county tax records.