806 Sharon Dr · Jeffersonville, IN 47130

$165,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 49 Days on market

Built 1950 6,098 sqft lot $142/sqft · 15% below area Est $195k · 15% under ↓ 5% since listing

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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 +16.6/30.0
• ARV discount +14.4/15.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 4-bedroom, 1-bath home located at 806 Sharon Drive in Jeffersonville. Proudly owned by the same family for over 60 years, this well-loved property offers timeless character, solid construction, and endless potential for its next chapter. Home is being sold as-is.

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 49 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof
• Construction: Slab foundation; Above-grade finished area reported
• Exterior features: Residential lot (approx. 0.14 acre); Resale condition

Interior

• Kitchen: Kitchen on main level (approx. 8.4 x 11.10); Oven, Range, Refrigerator
• Bedrooms: Four first-floor bedrooms (approx. 10.9 x 8.11; 13.7 x 11.5; 9.2 x 11.10; 12.4 x 11.11)
• Flooring: Linoleum flooring in bedrooms and kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Six total rooms
• Laundry & utility: Main-level laundry closet with Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $99 ($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 $144k (13.0% below list).
• Recommended offer: $144k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $5k 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 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $143,526 (13.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (median comp): $194,938
• List price: $165,000
• Delta: -15.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Louise St	0.04mi	2/2.0 (-1)	1,206 (+4%)	0mo	$210,000	$174	83
1006 Morris Ave	0.27mi	3/1.0	1,134 (-3%)	3mo	$199,000	$175	81
1706 Herby Dr	0.22mi	3/1.0	1,091 (-6%)	0mo	$190,000	$174	79
1009 Morris Ave	0.28mi	3/1.0	1,091 (-6%)	2mo	$185,000	$170	75
1414 E 9th St	0.44mi	3/1.5	1,144 (-2%)	1mo	$110,000	$96	74
1400 Frederick Ave	0.54mi	3/2.0	1,158 (-0%)	2mo	$224,900	$194	68
789 Rose Ave	0.45mi	2/2.0 (-1)	1,212 (+4%)	2mo	$223,000	$184	61
828 Marigold Dr	0.56mi	3/2.0	1,115 (-4%)	3mo	$211,000	$189	60
1424 E 8th St	0.46mi	3/1.0	1,292 (+11%)	2mo	$77,000	$60	59
808 Cherry Dr	0.63mi	3/1.0	1,042 (-10%)	2mo	$205,000	$197	52
1943 Cheryl Dr	0.67mi	3/1.0	1,000 (-14%)	1mo	$202,000	$202	45
1808 Wesley Ct	0.58mi	2/2.0 (-1)	1,300 (+12%)	2mo	$220,000	$169	43

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: -14.8%
• Equity multiple: 0.48×
• Total profit: $-23,898
• Equity at exit: $24,602

10-year hold

• IRR: -10.4%
• Equity multiple: 0.43×
• Total profit: $-26,220
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$865
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $99

Break-even live

Break-even rent $1,310

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Goyne Dr Jeffersonville, IN	3.0	1.0	925	$1,600	$1.73	11d	1	0.25mi
1514 Elliott Ave Jeffersonville, IN	2.0	1.0	800	$1,500	$1.88	23d	1	0.29mi
1008 Sharon Dr Jeffersonville, IN	3.0	1.0	1000	$1,200	$1.20	43d	1	0.31mi
1512 E 10th St Jeffersonville, IN	1.0–2.0	1.0	720	$949	$1.32	3d	1	0.33mi
1919 Viking Dr Jeffersonville, IN	2.0	1.5	932	$1,065	$1.14	3d	2	0.61mi
1448 Plank Rd Jeffersonville, IN	2.0	1.0	832	$1,250	$1.50	43d	1	0.61mi
1115 E 8th St Jeffersonville, IN	2.0	1.0	984	$1,360	$1.38	43d	1	0.73mi
1229 Cedarview Dr Jeffersonville, IN	3.0	1.0	1100	$1,595	$1.45	14d	1	0.99mi
805 Penn St Jeffersonville, IN	2.0	1.0	896	$1,200	$1.34	23d	1	0.99mi
2067 Aster Dr Jeffersonville, IN	3.0	2.0	1200	$1,900	$1.58	43d	1	1.07mi
729 E Court Ave Jeffersonville, IN	2.0	1.5	1088	$1,350	$1.24	43d	1	1.07mi
917 Mechanic St Jeffersonville, IN	2.0–3.0	1.0–2.0	1012	$950	$0.94	43d	2	1.13mi
531 E Chestnut St Jeffersonville, IN	2.0	2.0	1250	$1,700	$1.36	43d	1	1.31mi
2125 E 10th St Jeffersonville, IN	1.0–2.0	1.0	725	$1,470	$2.03	17d	4	1.41mi
2727 Middle Rd Jeffersonville, IN	1.0–2.0	1.0–1.5	850	$977	$1.15	1d	13	1.41mi
1029 Thomas V Bryant Dr Jeffersonville, IN	3.0	2.0	1216	$1,800	$1.48	23d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 49 DOM
2. 2026-06-17
   days on market $165,000 Active 48 DOM
3. 2026-06-16
   days on market $165,000 Active 47 DOM
4. 2026-06-15
   days on market $165,000 Active 46 DOM
5. 2026-06-13
   days on market $165,000 Active 44 DOM
6. 2026-06-13
   days on market $165,000 Active 43 DOM
7. 2026-06-10
   days on market $165,000 Active 41 DOM
8. 2026-06-09
   days on market $165,000 Active 40 DOM
9. 2026-06-08
   days on market $165,000 Active 39 DOM
10. 2026-06-07
    days on market $165,000 Active 38 DOM
11. 2026-06-03
    days on market $165,000 Active 34 DOM
12. 2026-06-02
    days on market $165,000 Active 33 DOM
13. 2026-06-02
    price $165,000 Active 32 DOM
14. 2026-06-01
    days on market $173,500 Active 32 DOM
15. 2026-05-31
    days on market $173,500 Active 31 DOM
16. 2026-04-30
    listed $173,500 Active 293-char remark

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,307 · $109/mo
• Expected delta: +$95/yr (+$8/mo · 7.9%)

ⓘ 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 ≥104°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: $17,223
• − Mortgage interest: −$9,243
• − Property taxes: −$1,212
• − Insurance: −$825
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,800
• Taxable loss: −$1,612
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,573/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

-4.9% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $165,000 SIRA
• 2026-04-30 Listed $173,500 SIRA

Property tax history

+34.6%/yr

Latest (2024): $1,212 · +34.3% YoY. Source: county tax records.