716 E 7th St · Jeffersonville, IN 47130

$188,000

3 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 117 Days on market

Built 1987 3,898 sqft lot $151/sqft · 9% below area Est $207k · 9% under

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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).

• Cash flow +11.7/30.0
• ARV discount +11.6/15.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming downtown Jeffersonville 2-bedroom home with a detached garage and fenced yard! Enter through the front door into a large room with a decorative fireplace and a 10-foot ceiling! This could be a wonderful primary bedroom or large living room. The side entry door brings you into the hallway. Nice bedroom, full bathroom, and family room. Updates to the home were made before this seller. Open kitchen with ample cabinetry and countertop space. Breakfast bar too! Appliances remain in the kitchen. The dining area offers a sliding door to the side deck and backyard. Laundry/mud room off the kitchen. Basement stairwell is in the mud room - a dry, unfinished space great for storage or maybe even a hobby space! Detached single garage. Home is being sold as-is and might be a short sale. Agency title has been working on the title and communication with the lender. Call today - this gem could be your new home or next great investment! Needs TLC. Sold AS-IS. Power is off at this time.

Key facts

• Decorative fireplace
• 10-foot ceiling
• Fenced yard

Tags

• DECORATIVE FIREPLACE
• 10-FOOT CEILING
• FENCED YARD
• OPEN KITCHEN
• AMPLE CABINETRY
• COUNTERTOP SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-55 ($-664/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (23.1% below list).
• Recommended offer: $145k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% 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; 433 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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

• It's been on market 117 days — a 9% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $163k; 15% 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 $144,650 (23.1% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $207,095
• List price: $188,000
• Delta: -9.22%
• 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
719 Fulton St	0.06mi	2/1.0 (-1)	1,235 (-1%)	3mo	$142,500	$115	88
904 Fulton St	0.24mi	2/2.0 (-1)	1,232 (-1%)	3mo	$199,000	$162	76
3504 Arbor Crossingf Way #5	0.18mi	3/2.5	1,344 (+8%)	1mo	$219,900	$164	72
950 E Chestnut St	0.37mi	3/1.0	1,312 (+5%)	3mo	$229,900	$175	72
628 E Chestnut St	0.30mi	3/2.0	1,151 (-8%)	4mo	$260,000	$226	66
1424 E 8th St	0.63mi	3/1.0	1,292 (+4%)	2mo	$77,000	$60	63
205 Luther Cir	0.70mi	3/1.5	1,218 (-2%)	1mo	$222,500	$183	60
1400 Frederick Ave	0.56mi	3/2.0	1,158 (-7%)	2mo	$224,900	$194	56
1402 Frederick Ave	0.57mi	3/2.0	1,158 (-7%)	3mo	$225,000	$194	55
1404 Frederick Ave	0.57mi	3/2.0	1,158 (-7%)	3mo	$225,000	$194	55
1414 E 9th St	0.66mi	3/1.5	1,144 (-8%)	1mo	$110,000	$96	52
222 Mulberry St	0.75mi	2/2.0 (-1)	1,416 (+14%)	4mo	$325,000	$230	30

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: -20.9%
• Equity multiple: 0.29×
• Total profit: $-37,467
• Equity at exit: $28,031

10-year hold

• IRR: -20.4%
• Equity multiple: 0.04×
• Total profit: $-50,771
• Equity at exit: $16,255

Cash invested: $52,640 (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 →

ZIP-level market 47130

• Rents YoY: 0.6%
• Active inventory: 433
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$986
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-55

Break-even live

Break-even rent $1,517

Max offer price $178,227

Occupancy floor 99%

Sensitivity live

Price	-10% $51	-5% $-2	+0% $-55	+5% $-109	+10% $-162
Rent	-10% $-170	-5% $-112	+0% $-55	+5% $2	+10% $59
Rate	-1.0pp $39	-0.5pp $-8	base $-55	+0.5pp $-104	+1.0pp $-154

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
729 E Court Ave Jeffersonville, IN	2.0	1.5	1088	$1,350	$1.24	45d	1	0.08mi
805 Penn St Jeffersonville, IN	2.0	1.0	896	$1,200	$1.34	25d	1	0.18mi
917 Mechanic St Jeffersonville, IN	2.0–3.0	1.0–2.0	1012	$950	$0.94	45d	2	0.28mi
531 E Chestnut St Jeffersonville, IN	2.0	2.0	1250	$1,700	$1.36	45d	1	0.28mi
1115 E 8th St Jeffersonville, IN	2.0	1.0	984	$1,360	$1.38	45d	1	0.41mi
1029 Thomas V Bryant Dr Jeffersonville, IN	3.0	2.0	1216	$1,800	$1.48	25d	1	0.55mi
222 W Maple St Jeffersonville, IN	2.0	1.0–2.0	806	$1,775	$2.20	3d	22	0.67mi
1514 Elliott Ave Jeffersonville, IN	2.0	1.0	800	$1,500	$1.88	25d	1	0.91mi
1448 Plank Rd Jeffersonville, IN	2.0	1.0	832	$1,250	$1.50	45d	1	0.96mi
1512 E 10th St Jeffersonville, IN	1.0–2.0	1.0	720	$949	$1.32	5d	1	1.03mi
1008 Sharon Dr Jeffersonville, IN	3.0	1.0	1000	$1,200	$1.20	45d	1	1.18mi
725 Goyne Dr Jeffersonville, IN	3.0	1.0	925	$1,600	$1.73	13d	1	1.36mi
1229 Cedarview Dr Jeffersonville, IN	3.0	1.0	1100	$1,595	$1.45	16d	1	1.46mi

Listing history 27 events

1. 2026-06-21
   days on market $188,000 Active 117 DOM
2. 2026-06-18
   days on market $188,000 Active 114 DOM
3. 2026-06-17
   days on market $188,000 Active 113 DOM
4. 2026-06-16
   days on market $188,000 Active 112 DOM
5. 2026-06-15
   days on market $188,000 Active 111 DOM
6. 2026-06-13
   days on market $188,000 Active 109 DOM
7. 2026-06-13
   days on market $188,000 Active 108 DOM
8. 2026-06-10
   days on market $188,000 Active 106 DOM
9. 2026-06-09
   days on market $188,000 Active 105 DOM
10. 2026-06-08
    days on market $188,000 Active 104 DOM
11. 2026-06-07
    days on market $188,000 Active 103 DOM
12. 2026-06-03
    days on market $188,000 Active 99 DOM
13. 2026-06-02
    days on market $188,000 Active 98 DOM
14. 2026-06-01
    days on market $188,000 Active 97 DOM
15. 2026-05-31
    days on market $188,000 Active 96 DOM
16. 2026-04-24
    price $188,000 1008-char remark

    Show marketing remark (1008 chars)

    Welcome to this charming downtown Jeffersonville 2-bedroom home with a detached garage and fenced yard! Enter through the front door into a large room with a decorative fireplace and a 10-foot ceiling! This could be a wonderful primary bedroom or large living room. The side entry door brings you into the hallway. Nice bedroom, full bathroom, and family room. Updates to the home were made before this seller. Open kitchen with ample cabinetry and countertop space. Breakfast bar too! Appliances remain in the kitchen. The dining area offers a sliding door to the side deck and backyard. Laundry/mud room off the kitchen. Basement stairwell is in the mud room - a dry, unfinished space great for storage or maybe even a hobby space! Detached single garage. Home is being sold as-is and might be a short sale. Agency title has been working on the title and communication with the lender. Call today - this gem could be your new home or next great investment! Needs TLC. Sold AS-IS. Power is off at this time.

17. 2026-03-20
    price $190,000 1008-char remark

    Show marketing remark (1008 chars)

    Welcome to this charming downtown Jeffersonville 2-bedroom home with a detached garage and fenced yard! Enter through the front door into a large room with a decorative fireplace and a 10-foot ceiling! This could be a wonderful primary bedroom or large living room. The side entry door brings you into the hallway. Nice bedroom, full bathroom, and family room. Updates to the home were made before this seller. Open kitchen with ample cabinetry and countertop space. Breakfast bar too! Appliances remain in the kitchen. The dining area offers a sliding door to the side deck and backyard. Laundry/mud room off the kitchen. Basement stairwell is in the mud room - a dry, unfinished space great for storage or maybe even a hobby space! Detached single garage. Home is being sold as-is and might be a short sale. Agency title has been working on the title and communication with the lender. Call today - this gem could be your new home or next great investment! Needs TLC. Sold AS-IS. Power is off at this time.

18. 2026-03-11
    price $194,000 1008-char remark

    Show marketing remark (1008 chars)

    Welcome to this charming downtown Jeffersonville 2-bedroom home with a detached garage and fenced yard! Enter through the front door into a large room with a decorative fireplace and a 10-foot ceiling! This could be a wonderful primary bedroom or large living room. The side entry door brings you into the hallway. Nice bedroom, full bathroom, and family room. Updates to the home were made before this seller. Open kitchen with ample cabinetry and countertop space. Breakfast bar too! Appliances remain in the kitchen. The dining area offers a sliding door to the side deck and backyard. Laundry/mud room off the kitchen. Basement stairwell is in the mud room - a dry, unfinished space great for storage or maybe even a hobby space! Detached single garage. Home is being sold as-is and might be a short sale. Agency title has been working on the title and communication with the lender. Call today - this gem could be your new home or next great investment! Needs TLC. Sold AS-IS. Power is off at this time.

19. 2026-03-07
    price $199,900 1008-char remark

    Show marketing remark (1008 chars)

    Welcome to this charming downtown Jeffersonville 2-bedroom home with a detached garage and fenced yard! Enter through the front door into a large room with a decorative fireplace and a 10-foot ceiling! This could be a wonderful primary bedroom or large living room. The side entry door brings you into the hallway. Nice bedroom, full bathroom, and family room. Updates to the home were made before this seller. Open kitchen with ample cabinetry and countertop space. Breakfast bar too! Appliances remain in the kitchen. The dining area offers a sliding door to the side deck and backyard. Laundry/mud room off the kitchen. Basement stairwell is in the mud room - a dry, unfinished space great for storage or maybe even a hobby space! Detached single garage. Home is being sold as-is and might be a short sale. Agency title has been working on the title and communication with the lender. Call today - this gem could be your new home or next great investment! Needs TLC. Sold AS-IS. Power is off at this time.

20. 2026-02-24
    listed $204,900 Active 1008-char remark

    Show marketing remark (1008 chars)

    Welcome to this charming downtown Jeffersonville 2-bedroom home with a detached garage and fenced yard! Enter through the front door into a large room with a decorative fireplace and a 10-foot ceiling! This could be a wonderful primary bedroom or large living room. The side entry door brings you into the hallway. Nice bedroom, full bathroom, and family room. Updates to the home were made before this seller. Open kitchen with ample cabinetry and countertop space. Breakfast bar too! Appliances remain in the kitchen. The dining area offers a sliding door to the side deck and backyard. Laundry/mud room off the kitchen. Basement stairwell is in the mud room - a dry, unfinished space great for storage or maybe even a hobby space! Detached single garage. Home is being sold as-is and might be a short sale. Agency title has been working on the title and communication with the lender. Call today - this gem could be your new home or next great investment! Needs TLC. Sold AS-IS. Power is off at this time.

21. 2022-09-02
    soldstatus $163,000 Closed 666-char remark

    Show marketing remark (666 chars)

    This is a must-see in Downtown Jeffersonville! Would make a great Airbnb or First Time Home. This home has been immaculately preserved and gorgeously renovated. It has a one-car detached garage. Featuring magnificent hardwood floors, 10 foot ceilings, an original fireplace, excellent trim, a spacious eat-in kitchen, and a ton of character and charm, this delightful two-bedroom, one-bath home has more than 1245 square feet. The huge deck and patio off the kitchen make for a fantastic location and for entertaining guest and family. This home has a new roof, gutters, and windows. Home is being SOLD AS-IS. Schedule a private showing with us now before it's gone!

22. 2022-08-03
    status Pending 666-char remark

    Show marketing remark (666 chars)

    This is a must-see in Downtown Jeffersonville! Would make a great Airbnb or First Time Home. This home has been immaculately preserved and gorgeously renovated. It has a one-car detached garage. Featuring magnificent hardwood floors, 10 foot ceilings, an original fireplace, excellent trim, a spacious eat-in kitchen, and a ton of character and charm, this delightful two-bedroom, one-bath home has more than 1245 square feet. The huge deck and patio off the kitchen make for a fantastic location and for entertaining guest and family. This home has a new roof, gutters, and windows. Home is being SOLD AS-IS. Schedule a private showing with us now before it's gone!

23. 2022-08-01
    price $159,900 666-char remark

    Show marketing remark (666 chars)

    This is a must-see in Downtown Jeffersonville! Would make a great Airbnb or First Time Home. This home has been immaculately preserved and gorgeously renovated. It has a one-car detached garage. Featuring magnificent hardwood floors, 10 foot ceilings, an original fireplace, excellent trim, a spacious eat-in kitchen, and a ton of character and charm, this delightful two-bedroom, one-bath home has more than 1245 square feet. The huge deck and patio off the kitchen make for a fantastic location and for entertaining guest and family. This home has a new roof, gutters, and windows. Home is being SOLD AS-IS. Schedule a private showing with us now before it's gone!

24. 2022-07-28
    listed $165,000 Active 666-char remark

    Show marketing remark (666 chars)

    This is a must-see in Downtown Jeffersonville! Would make a great Airbnb or First Time Home. This home has been immaculately preserved and gorgeously renovated. It has a one-car detached garage. Featuring magnificent hardwood floors, 10 foot ceilings, an original fireplace, excellent trim, a spacious eat-in kitchen, and a ton of character and charm, this delightful two-bedroom, one-bath home has more than 1245 square feet. The huge deck and patio off the kitchen make for a fantastic location and for entertaining guest and family. This home has a new roof, gutters, and windows. Home is being SOLD AS-IS. Schedule a private showing with us now before it's gone!

25. 2018-03-08
    soldstatus $103,500
26. 2017-12-19
    listed $109,900
27. 2010-02-01
    soldstatus $72,400

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

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,358
• − Mortgage interest: −$10,531
• − Property taxes: −$1,606
• − Insurance: −$940
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$5,469
• Taxable loss: −$3,965
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $288/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: 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

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 · 108,879 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: 1088.0

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%

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%

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

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

+159.7% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $188,000 SIRA
• 2026-03-20 Price Changed $190,000 SIRA
• 2026-03-11 Price Changed $194,000 SIRA
• 2026-03-07 Price Changed $199,900 SIRA
• 2026-02-24 Listed $204,900 SIRA
• 2022-09-02 Sold (MLS) $163,000 SIRA
• 2022-08-03 Pending — SIRA
• 2022-08-01 Price Changed $159,900 SIRA
• 2022-07-28 Listed $165,000 SIRA
• 2018-03-08 Sold (MLS) $103,500 SIRA
• 2017-12-19 Listed $109,900 SIRA
• 2010-02-01 Sold (Public Records) $72,400 Public Records

Property tax history

+7.3%/yr

Latest (2024): $1,606 · +2.8% YoY. Source: county tax records.