4814 Partridge Run · Lynnview, KY 40213

$215,000

4 bd · 1.0 ba · 1,524 sqft · SingleFamily · 3 Days on market

Built 1954 6,098 sqft lot Est $204k · 5% over

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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 +16.1/30.0
• ARV discount +5.1/15.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW !! 4 BEDROOMS ! 2 up and 2 down ! Great Location ! Great condition ! Remodeled bath ! HVAC-2022. Water Heater-2021. Updated Electrical. Roof -2019 .Living room, Kitchen and Laundry on 1st floor. Family Room on rear of house. . Hardwood in Living Room. 1 car attached carport with attached storage. Storage Shed and Potting Shed in rear yard ! Move in Condition ! Don't Miss this one !

Key facts

• Inviting kitchen
• Front porch
• Bright living room

Tags

• FRONT PORCH
• BRIGHT LIVING ROOM
• INVITING KITCHEN
• CONVENIENT LAUNDRY AREA
• REAR FAMILY ROOM
• 1 CAR ATTACHED CARPORT

Property features AI

Finance

• Other: Located in the LYNNVIEW subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence in a Cape Cod style; 2 stories; Above-grade finished area 1,524
• Construction: Built in 1954; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Partial fencing; Lot approximately 0.14 acres

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 4 bedrooms total (2 on the first floor, 2 on the second floor)
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air and wall/window AC units
• Interior features: 7 total rooms; 6 closets; First-floor primary bedroom; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $191k (11.1% below list).
• Recommended offer: $191k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#62 in KY, #1,197 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• 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: Thomas Jefferson Middle (math 5% / reading 21%, grade F, #214 of 217 statewide, top 99%, 892 students, 72% FRL); Seneca High (math 8% / reading 17%, grade F, #228 of 254 statewide, top 91%, 1,309 students, 64% FRL).
• Zoned-school proficiency averages 13% at this address vs 27% district-wide (-14 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 45 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $191,065 (11.1% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.89% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $204,216
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Bluebird Ave	0.17mi	5/3.0 (+1)	1,623 (+6%)	2mo	$245,000	$151	67
4803 Bluebird Ave	0.19mi	3/1.0 (-1)	1,441 (-5%)	19mo	$185,000	$128	61
4832 Partridge Run	0.09mi	4/1.0	1,334 (-12%)	20mo	$147,000	$110	58
1215 Vim Dr	0.51mi	4/2.0	1,443 (-5%)	8mo	$230,000	$159	57
1250 Vim Dr	0.63mi	4/1.5	1,484 (-3%)	13mo	$175,000	$118	53
1218 Durrett Ln	0.71mi	3/1.0 (-1)	1,490 (-2%)	8mo	$200,000	$134	51
1168 Norton Ave	0.51mi	3/1.0 (-1)	1,352 (-11%)	9mo	$195,000	$144	44
4914 Warbler Way	0.41mi	3/1.5 (-1)	1,400 (-8%)	20mo	$197,500	$141	43
4306 Hannah Ave	0.65mi	3/1.5 (-1)	1,382 (-9%)	7mo	$235,000	$170	41
1213 Vim Dr	0.51mi	4/2.0	1,326 (-13%)	12mo	$100,000	$75	40
1230 Vim Dr	0.56mi	5/2.0 (+1)	1,300 (-15%)	8mo	$149,000	$115	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-27,743
• Equity at exit: $32,057

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-15,092
• Equity at exit: $18,589

Cash invested: $60,200 (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 40213

• Active inventory: 45
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$181 /mo · $2,166/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $112

Break-even live

Break-even rent $1,769

Max offer price $215,000

Occupancy floor 89%

Sensitivity live

Price	-10% $234	-5% $173	+0% $112	+5% $51	+10% $-10
Rent	-10% $-39	-5% $36	+0% $112	+5% $187	+10% $263
Rate	-1.0pp $220	-0.5pp $166	base $112	+0.5pp $56	+1.0pp $-1

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4034 Franklin Ave Louisville, KY	3.0	1.0	1347	$1,645	$1.22	22d	1	1.25mi
3620 E Indian Trl Louisville, KY	3.0	1.0	1134	$1,495	$1.32	5d	1	1.39mi

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $215,000 Active
3. 2024-01-12
   status Pending 391-char remark

   Show marketing remark (391 chars)

   WOW !! 4 BEDROOMS ! 2 up and 2 down ! Great Location ! Great condition ! Remodeled bath ! HVAC-2022. Water Heater-2021. Updated Electrical. Roof -2019 .Living room, Kitchen and Laundry on 1st floor. Family Room on rear of house. . Hardwood in Living Room. 1 car attached carport with attached storage. Storage Shed and Potting Shed in rear yard ! Move in Condition ! Don't Miss this one !

4. 2024-01-12
   soldstatus $195,000 Closed 391-char remark

   Show marketing remark (391 chars)

   WOW !! 4 BEDROOMS ! 2 up and 2 down ! Great Location ! Great condition ! Remodeled bath ! HVAC-2022. Water Heater-2021. Updated Electrical. Roof -2019 .Living room, Kitchen and Laundry on 1st floor. Family Room on rear of house. . Hardwood in Living Room. 1 car attached carport with attached storage. Storage Shed and Potting Shed in rear yard ! Move in Condition ! Don't Miss this one !

5. 2023-12-16
   historical Active Under Contract 391-char remark

   Show marketing remark (391 chars)

   WOW !! 4 BEDROOMS ! 2 up and 2 down ! Great Location ! Great condition ! Remodeled bath ! HVAC-2022. Water Heater-2021. Updated Electrical. Roof -2019 .Living room, Kitchen and Laundry on 1st floor. Family Room on rear of house. . Hardwood in Living Room. 1 car attached carport with attached storage. Storage Shed and Potting Shed in rear yard ! Move in Condition ! Don't Miss this one !

6. 2023-12-05
   listed $195,000 Active 391-char remark

   Show marketing remark (391 chars)

   WOW !! 4 BEDROOMS ! 2 up and 2 down ! Great Location ! Great condition ! Remodeled bath ! HVAC-2022. Water Heater-2021. Updated Electrical. Roof -2019 .Living room, Kitchen and Laundry on 1st floor. Family Room on rear of house. . Hardwood in Living Room. 1 car attached carport with attached storage. Storage Shed and Potting Shed in rear yard ! Move in Condition ! Don't Miss this one !

ⓘ 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: $2,166 · $181/mo
• Projected year-2 tax: $2,166 · $181/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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,928
• − Mortgage interest: −$12,043
• − Property taxes: −$2,166
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$6,255
• Taxable loss: −$2,280
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,889/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 — Lynnview

• Score: 82/100
• State rank: #62
• US rank: #1197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynnview, KY
• County: Jefferson County · 790,184 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 16,054
• Household income: $55,897
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 706.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 19% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Cuban 11%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 16% French/Haitian/Cajun 1%

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: ▼ -153.39%
• Current HPI: 244.8465
• Rent YoY: —
• 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

+10.3% since first listed

6 events — show timeline

• 2026-05-15 Pending — Metro Search MLS
• 2026-05-11 Listed $215,000 Metro Search MLS
• 2024-01-12 Pending — Metro Search MLS
• 2024-01-12 Sold (MLS) $195,000 Metro Search MLS
• 2023-12-16 Contingent — Metro Search MLS
• 2023-12-05 Listed $195,000 Metro Search MLS

Property tax history

+14.9%/yr

Latest (2025): $2,166 · +96.2% YoY. Source: county tax records.