17902 Curreys Bend Lane Ln · Louisville/Jefferson County metro government (balance), KY 40023

$364,125

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 63 Days on market

Built 2026 Excellent condition 9,824 sqft lot 2-car garage $226/sqft · 32% below area Est $533k · 32% under $47/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful New Construction Ranch in Fisherville Modern Design with Thoughtful UpgradesWelcome to this stunning new construction home at 17902 Curreys Bend Lane in Fisherville, KY, featuring the popular Bradford floor plan. Designed for easy living and modern style, this single-level home offers an open layout, upgraded finishes, and functional spaces throughout. Step inside to a bright and inviting open-concept main living area with 9-foot ceilings, creating a spacious and airy feel. The great room flows seamlessly into the kitchen and dining area, making it perfect for both everyday living and entertaining. The kitchen features a large island, upgraded Level 2 quartz countertops in Carrara Miksa, sleek white cabinetry with crown molding, and stainless steel appliancescombining style and functionality in one central space. A dedicated dining room with double glass doors adds flexibility for formal dining, a home office, or a private gathering space. The primary suite offers a comfortable retreat with a double vanity, walk-in shower, and modern finishes. Two additional bedrooms and a full bath are thoughtfully located on the main level, allowing for convenient single-level living. Throughout the home, youll find durable laminated wood flooring extending into the main living areas and primary suite, offering both style and easy maintenance. Step outside to enjoy the 12 x 10 rear patio, perfect for relaxing or entertaining outdoors. The exterior features. ..

Key facts

• Upgraded finishes
• Open layout
• Large island

Tags

• NEW CONSTRUCTION HOME
• OPEN LAYOUT
• UPGRADED FINISHES
• LARGE ISLAND
• UPGRADED QUARTZ COUNTERTOPS
• SLEEK WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $364k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (17.6% below list).
• Recommended offer: $300k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% 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 D — 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.
• Zoned schools: Tully Elementary (math 35% / reading 49%, grade F, #178 of 676 statewide, top 29%, 788 students, 38% FRL); Crosby Middle (math 32% / reading 49%, grade F, #57 of 217 statewide, top 26%, 1,016 students, 46% FRL); Eastern High (math 44% / reading 45%, grade F, #21 of 254 statewide, top 10%, 2,036 students, 37% FRL) — zoned schools average 40% FRL vs 56% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 27% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Jefferson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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

• It's been on market 63 days — a 6% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $300,000 (17.6% 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 63 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $532,554
• List price: $364,125
• Delta: -31.63%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Artisan Glen Ct	0.37mi	4/2.5 (+1)	1,723 (+7%)	10mo	$360,000	$209	56
2212 Clark Station Rd	0.44mi	2/2.0 (-1)	1,506 (-7%)	13mo	$332,583	$221	53
2202 Clark Station Rd	0.53mi	3/2.0	1,863 (+16%)	2mo	$470,000	$252	49
3201 Catalpa Leaf Way	0.37mi	3/1.0	1,312 (-19%)	18mo	$439,900	$335	39
2218 Clark Station Rd	0.44mi	3/2.0	1,882 (+17%)	18mo	$400,000	$213	39
2405 Irish Bend Ct	0.75mi	2/2.0 (-1)	1,877 (+16%)	1mo	$544,000	$290	34
2434 Middle Creek Ct	0.80mi	3/2.0	1,876 (+16%)	12mo	$510,000	$272	30
2416 Middle Creek Ct	0.74mi	2/2.0 (-1)	1,878 (+16%)	15mo	$520,000	$277	23

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-71,247
• Equity at exit: $54,292

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-77,599
• Equity at exit: $31,483

Cash invested: $101,955 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 2 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $341,990 ($195/sqft)
• Median days on market: 618 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +69.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 40023

• Home prices YoY: -17.5%
• Active inventory: 181
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,910
• Tax est. 1.5%: −$455 /mo · $5,462/yr
• Insurance: −$152
• HOA: −$47
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-193

Break-even live

Break-even rent $3,245

Max offer price $336,142

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-68	+0% $-193	+5% $-319	+10% $-445
Rent	-10% $-430	-5% $-312	+0% $-193	+5% $-75	+10% $44
Rate	-1.0pp $-10	-0.5pp $-101	base $-193	+0.5pp $-288	+1.0pp $-384

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: $91,031
• Closing costs: $10,924
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3222 Catalpa Farms Dr Fisherville, KY	3.0	2.5	2004	$3,000	$1.50	120d	1	0.26mi

Property features AI

Finance

• HOA & community: Community association with monthly fee of $565Subdivision: WIND DANCE FARMS

Exterior

• Parking: Attached 2-car garageDriveway parking
• Utilities: Electricity connectedNo other utilities listed
• Home design: Single-family ranch-style homeOne storyEntry facing front
• Construction: Vinyl siding and brick exteriorShingle roofSlab foundation with poured concreteBuilt in 2026
• Exterior features: SidewalksEasement

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms, including a primary bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: FoyerGreat roomDining room
• Laundry & utility: First-floor laundry room

Listing history 50 events

1. 2026-09-25
   days on market $364,125 Active 63 DOM
2. 2026-09-24
   days on market $364,125 Active 62 DOM
3. 2026-09-23
   days on market $364,125 Active 61 DOM
4. 2026-09-22
   days on market $364,125 Active 60 DOM
5. 2026-09-21
   days on market $364,125 Active 59 DOM
6. 2026-09-20
   days on market $364,125 Active 58 DOM
7. 2026-09-19
   days on market $364,125 Active 57 DOM
8. 2026-09-18
   days on market $364,125 Active 56 DOM
9. 2026-09-17
   days on market $364,125 Active 55 DOM
10. 2026-09-16
    days on market $364,125 Active 54 DOM
11. 2026-09-15
    days on market $364,125 Active 53 DOM
12. 2026-09-14
    days on market $364,125 Active 52 DOM
13. 2026-09-13
    days on market $364,125 Active 51 DOM
14. 2026-09-12
    days on market $364,125 Active 50 DOM
15. 2026-09-11
    days on market $364,125 Active 49 DOM
16. 2026-09-05
    days on market $364,125 Active 43 DOM
17. 2026-09-04
    days on market $364,125 Active 42 DOM
18. 2026-09-03
    days on market $364,125 Active 41 DOM
19. 2026-08-31
    days on market $364,125 Active 38 DOM
20. 2026-08-30
    days on market $364,125 Active 37 DOM
21. 2026-08-29
    days on market $364,125 Active 36 DOM
22. 2026-08-28
    days on market $364,125 Active 35 DOM
23. 2026-08-27
    days on market $364,125 Active 34 DOM
24. 2026-08-25
    days on market $364,125 Active 32 DOM
25. 2026-08-24
    days on market $364,125 Active 31 DOM
26. 2026-08-23
    days on market $364,125 Active 30 DOM
27. 2026-08-22
    days on market $364,125 Active 29 DOM
28. 2026-08-21
    days on market $364,125 Active 28 DOM
29. 2026-08-20
    days on market $364,125 Active 27 DOM
30. 2026-08-19
    days on market $364,125 Active 26 DOM
31. 2026-08-18
    days on market $364,125 Active 25 DOM
32. 2026-08-17
    days on market $364,125 Active 24 DOM
33. 2026-08-16
    days on market $364,125 Active 23 DOM
34. 2026-08-15
    days on market $364,125 Active 22 DOM
35. 2026-08-14
    days on market $364,125 Active 21 DOM
36. 2026-08-13
    days on market $364,125 Active 20 DOM
37. 2026-08-12
    days on market $364,125 Active 19 DOM
38. 2026-08-11
    days on market $364,125 Active 18 DOM
39. 2026-08-10
    days on market $364,125 Active 17 DOM
40. 2026-08-09
    days on market $364,125 Active 16 DOM
41. 2026-08-08
    days on market $364,125 Active 15 DOM
42. 2026-08-07
    days on market $364,125 Active 14 DOM
43. 2026-08-06
    days on market $364,125 Active 13 DOM
44. 2026-08-05
    days on market $364,125 Active 12 DOM
45. 2026-08-04
    days on market $364,125 Active 11 DOM
46. 2026-08-03
    days on market $364,125 Active 10 DOM
47. 2026-07-31
    days on market $364,125 Active 7 DOM
48. 2026-07-30
    days on market $364,125 Active 5 DOM
49. 2026-07-28
    days on market $364,125 Active 4 DOM
50. 2026-07-26
    days on market $364,125 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$20,397
• − Property taxes: −$5,462
• − Insurance: −$1,821
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$564
• − Depreciation: −$10,593
• Taxable loss: −$8,596
• Est. tax savings @ 24.0%: +$2,063
• After-tax cash flow: $-258/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.

Condition & rehab AI · 2 photos

Excellent 100/100 None rehab

This new construction home in Fisherville, KY, is in excellent condition with no visible repairs or maintenance needed. It offers a modern design and functional spaces, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior staging — Staging can make the home more appealing to potential buyers and renters ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Tully Elementary F KY #178/676 Nat'l #17,861/41,679 Middle Crosby Middle F KY #57/217 Nat'l #5,872/14,009 High Eastern High F KY #21/254 Nat'l #6,890/17,239

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 · 823,112 people
• City population: 419,741
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 6,484
• Household income: $135,863
• Rent vs Own: 2.9% rent · 97.1% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 4% Asian 3% Two or more races 2%
• Common ancestry: Slovak 4% Iranian 3% Romanian 2%
• Foreign-born: 3% · Canada, South Korea, China
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

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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: ▼ -48.35%
• Current HPI: 227.4205
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Finance

• HOA & community: Community association with monthly fee of $565Subdivision: WIND DANCE FARMS

Exterior

• Parking: Attached 2-car garageDriveway parking
• Utilities: Electricity connectedNo other utilities listed
• Home design: Single-family ranch-style homeOne storyEntry facing front
• Construction: Vinyl siding and brick exteriorShingle roofSlab foundation with poured concreteBuilt in 2026
• Exterior features: SidewalksEasement

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms, including a primary bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: FoyerGreat roomDining room
• Laundry & utility: First-floor laundry room

Price history

+0.0% since first listed

4 events — show timeline

• 2026-07-24 Listed $364,125 Metro Search MLS
• 2026-05-29 Listed $364,125 Zillow
• 2026-05-28 Listing Removed — Metro Search MLS
• 2026-05-27 Listed $364,125 Metro Search MLS