4705 Fallow Dr · Jeffersonville, IN 47130

$235,000

4 bd · 2.0 ba · 1,896 sqft · SingleFamily public records · 16 Days on market

Built 1979 0.27 ac lot Est $273k · 14% 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 +13.9/30.0
• ARV discount +13.8/15.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• 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

Open House 5/20/2018 from 2-4PM! Updated and ready to move in! This cute home has fresh paint, new flooring, light fixtures and a new entry door. Living area, kitchen, dining, 3 bedrooms and 1.5 baths on the main floor. Lower level offers a large family room, full bath/laundry, bonus room and storage. An oversized deck is accessible from the master bedroom and kitchen, making morning coffee and entertaining a breeze. New roof in 2014, vinyl siding in 2010 and windows updated in 2003. Location is perfect; minutes from downtown Louisville, shopping, entertainment and restaurants!

Key facts

• Fenced-in backyard
• 0.27 acre lot
• Built 1979

Tags

• FENCED-IN BACKYARD
• MULTIPLE LIVING SPACES
• FLEXIBLE LIVING AREAS

Property features AI

Finance

• Other: Zoned residential

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer
• Home design: Residential property; Below-grade finished area (basement) present; Above-grade finished living area present
• Construction: Brick, frame and vinyl siding construction; Poured foundation; Below-grade finished area approximately 900; Above-grade finished area approximately 996
• Exterior features: Deck; Patio/deck; Yard fenced; Shed(s); Paved driveway; Paved road access

Interior

• Kitchen: Kitchen (First level) — 9 x 12; Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Bedroom (First level) — 9 x 11; Bedroom (First level) — 8.5 x 11; Bedroom (First level) — 12 x 11.5
• Flooring: Engineered hardwood throughout main living areas
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bedroom with private bath; Main level primary bedroom; Finished basement; Total of 8 rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $24 ($285/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (17.9% below list).
• Recommended offer: $193k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% 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+; Watch: schools C-.
• 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.
• Market conditions: Rents flat; 425 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 911 units permitted in Clark County in 2024 (133 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $235k implies a 62% gain — meaningful room to come down on a strong offer.

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 $192,976 (17.9% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $273,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5211 Graves Rd	0.46mi	4/2.0	1,857 (-2%)	2mo	$283,000	$152	73
4608 Crescent Ave	0.36mi	4/2.5	1,800 (-5%)	5mo	$269,900	$150	68
2903 Crums Ln	0.21mi	3/1.5 (-1)	1,725 (-9%)	2mo	$248,500	$144	66
2911 Crums Ln	0.28mi	3/2.0 (-1)	1,662 (-12%)	3mo	$280,000	$168	59
3138 Red Barn Loop	0.70mi	3/2.5 (-1)	1,873 (-1%)	1mo	$265,000	$141	58
3708 Holmans Ln	0.75mi	3/2.0 (-1)	1,877 (-1%)	2mo	$250,000	$133	57
3113 Wheatfield Blvd	0.58mi	3/2.5 (-1)	1,996 (+5%)	3mo	$260,000	$130	54
3902 Shepherds Run	0.71mi	4/2.5	1,960 (+3%)	6mo	$243,400	$124	54
3140 Wheatfield Blvd	0.68mi	4/2.5	2,034 (+7%)	3mo	$275,000	$135	52
4509 Crescent Ave	0.36mi	3/2.0 (-1)	1,615 (-15%)	4mo	$249,900	$155	50
5105 Woodstone Circle Lot#111	0.58mi	4/3.0	2,060 (+9%)	7mo	$369,900	$180	49
4513 Belmar Dr	0.48mi	3/2.0 (-1)	1,669 (-12%)	5mo	$210,000	$126	48

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-41,204
• Equity at exit: $35,039

10-year hold

• IRR: -15.6%
• Equity multiple: 0.21×
• Total profit: $-52,059
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

ZIP-level market 47130

• Rents YoY: 0.6%
• Active inventory: 425
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $24

Break-even live

Break-even rent $1,900

Max offer price $235,000

Occupancy floor 94%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Veterans Pkwy Jeffersonville, IN	4.0	2.0	2262	$2,150	$0.95	43d	1	0.53mi
4903 Hamburg Pike Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,820	$1.55	1d	21	0.53mi
3908 Haystack Dr Jeffersonville, IN	3.0	2.5	1584	$1,950	$1.23	3d	1	0.60mi
4501 Town Center Blvd Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,930	$1.65	1d	62	0.79mi
3620 Alannah Gardens Ct Jeffersonville, IN	3.0	2.0	1300	$1,850	$1.42	43d	1	0.85mi
2102 Bradford St Unit 94B Clarksville, IN	3.0	2.0	1568	$1,259	$0.80	3d	1	1.31mi
201 Orchard Hills Dr Jeffersonville, IN	1.0–3.0	1.0–2.5	1015	$1,584	$1.56	3d	7	1.39mi

Listing history 8 events

1. 2026-06-07
   pricedays on market $235,000 Active 16 DOM
2. 2026-06-03
   days on market $240,000 Active 12 DOM
3. 2026-06-02
   days on market $240,000 Active 11 DOM
4. 2026-06-01
   days on market $240,000 Active 10 DOM
5. 2026-05-31
   days on market $240,000 Active 9 DOM
6. 2026-05-22
   listed $240,000 Active
7. 2018-06-22
   soldstatus $145,000 585-char remark

   Show marketing remark (585 chars)

   Open House 5/20/2018 from 2-4PM! Updated and ready to move in! This cute home has fresh paint, new flooring, light fixtures and a new entry door. Living area, kitchen, dining, 3 bedrooms and 1.5 baths on the main floor. Lower level offers a large family room, full bath/laundry, bonus room and storage. An oversized deck is accessible from the master bedroom and kitchen, making morning coffee and entertaining a breeze. New roof in 2014, vinyl siding in 2010 and windows updated in 2003. Location is perfect; minutes from downtown Louisville, shopping, entertainment and restaurants!

8. 2018-05-16
   listed $144,900 585-char remark

   Show marketing remark (585 chars)

   Open House 5/20/2018 from 2-4PM! Updated and ready to move in! This cute home has fresh paint, new flooring, light fixtures and a new entry door. Living area, kitchen, dining, 3 bedrooms and 1.5 baths on the main floor. Lower level offers a large family room, full bath/laundry, bonus room and storage. An oversized deck is accessible from the master bedroom and kitchen, making morning coffee and entertaining a breeze. New roof in 2014, vinyl siding in 2010 and windows updated in 2003. Location is perfect; minutes from downtown Louisville, shopping, entertainment and restaurants!

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $170/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 (shaded) · 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 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: $23,157
• − Mortgage interest: −$13,164
• − Property taxes: −$2,046
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$6,836
• Taxable loss: −$3,769
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $1,189/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

+65.6% since first listed

3 events — show timeline

• 2026-05-22 Listed $240,000 SIRA
• 2018-06-22 Sold (MLS) $145,000 SIRA
• 2018-05-16 Listed $144,900 SIRA

Property tax history

+4.7%/yr

Latest (2024): $2,046 · -0.7% YoY. Source: county tax records.