109 Parish Rd · Jeffersonville, KY 40337

$199,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 137 Days on market

Built 2015 0.46 ac lot $178/sqft · 26% above area Est $158k · 26% 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 +13.2/30.0
• Appreciation +8.3/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cute and affordable! You got it! This lovely ranch is nestled on a large level lot, that offers the country-living experience along with convenience! Best of both worlds right here! Boasting an updated HVAC system that is less than a year old and equipped with a transferable warranty. Spacious bedrooms, 2 full baths, and a privacy fence wrapping around the back yard makes this the perfect place to call home! Schedule your private viewing today.

Key facts

• Updated hvac system
• Privacy fence
• Large level lot

Tags

• UPDATED HVAC SYSTEM
• PRIVACY FENCE
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-5 ($-60/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.5% below list).
• Recommended offer: $147k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% 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 61/100 on livability (#382 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, schools F, amenities F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.7% local appreciation)).
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,853 (26.5% 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 137 days. Have you received any prior offers? Is the seller open to a 27% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.73% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (median comp): $158,319
• List price: $199,900
• Delta: 26.26%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Wade Ln	0.04mi	3/2.0	1,250 (+12%)	11mo	$165,000	$132	70
128 Lovely Ln	0.43mi	3/2.0	1,232 (+10%)	4mo	$150,000	$122	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.17×
• Total profit: $65,651
• Equity at exit: $134,565

10-year hold

• IRR: 16.5%
• Equity multiple: 4.42×
• Total profit: $191,289
• Equity at exit: $252,104

Cash invested: $55,972 (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 40337

• Home prices YoY: 2.9%
• Active inventory: 43
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-5

Break-even live

Break-even rent $1,475

Max offer price $199,015

Occupancy floor 95%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-02
   status $199,900 Pending 137 DOM
2. 2026-06-01
   days on market $199,900 Active 137 DOM
3. 2026-05-31
   days on market $199,900 Active 136 DOM
4. 2026-05-31
   days on market $199,900 Active 135 DOM
5. 2026-04-02
   price $199,900 450-char remark

   Show marketing remark (450 chars)

   Cute and affordable! You got it! This lovely ranch is nestled on a large level lot, that offers the country-living experience along with convenience! Best of both worlds right here! Boasting an updated HVAC system that is less than a year old and equipped with a transferable warranty. Spacious bedrooms, 2 full baths, and a privacy fence wrapping around the back yard makes this the perfect place to call home! Schedule your private viewing today.

6. 2026-03-24
   price $205,000 450-char remark

   Show marketing remark (450 chars)

   Cute and affordable! You got it! This lovely ranch is nestled on a large level lot, that offers the country-living experience along with convenience! Best of both worlds right here! Boasting an updated HVAC system that is less than a year old and equipped with a transferable warranty. Spacious bedrooms, 2 full baths, and a privacy fence wrapping around the back yard makes this the perfect place to call home! Schedule your private viewing today.

7. 2026-01-15
   listed $210,000 Active 450-char remark

   Show marketing remark (450 chars)

   Cute and affordable! You got it! This lovely ranch is nestled on a large level lot, that offers the country-living experience along with convenience! Best of both worlds right here! Boasting an updated HVAC system that is less than a year old and equipped with a transferable warranty. Spacious bedrooms, 2 full baths, and a privacy fence wrapping around the back yard makes this the perfect place to call home! Schedule your private viewing today.

8. 2025-05-14
   historical
9. 2025-04-06
   price $199,900
10. 2025-03-30
    price $205,000
11. 2025-03-23
    listed $210,000 Active
12. 2021-07-02
    soldstatus $135,000 Closed
13. 2021-07-01
    soldstatus $135,000
14. 2021-05-21
    status Pending
15. 2021-05-19
    price $135,000
16. 2021-05-07
    price $140,000
17. 2021-05-01
    status Active
18. 2021-04-30
    historical Contingent
19. 2021-04-30
    status Active
20. 2021-04-29
    historical Contingent
21. 2021-04-13
    listed $145,000 Active
22. 2020-05-15
    soldstatus $112,500 Sold
23. 2020-05-15
    soldstatus $112,500
24. 2020-04-14
    status Pending
25. 2020-02-27
    listed $117,000 Active
26. 2020-02-16
    status Pending
27. 2020-02-13
    historical
28. 2020-01-20
    listed $119,500 Active
29. 2016-08-05
    soldstatus $88,000
30. 2016-08-02
    soldstatus $88,000 Sold
31. 2016-07-27
    status Pending
32. 2016-06-28
    price $89,900
33. 2016-06-01
    listed $92,500 Active
34. 2015-11-25
    soldstatus $12,000
35. 2014-10-06
    soldstatus $8,000
36. 2013-12-16
    soldstatus $16,000
37. 2007-04-24
    soldstatus $76,000
38. 2007-04-23
    historical
39. 2007-03-19
    listed $83,900
40. 2007-03-18
    historical
41. 2006-09-14
    listed $84,000
42. 2006-09-14
    historical
43. 2005-12-02
    listed $85,000

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$1,316/yr (+$110/mo · 326.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,622
• − Mortgage interest: −$11,198
• − Property taxes: −$403
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$5,815
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $807/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Jeffersonville

• Score: 61/100
• State rank: #382
• US rank: #18158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersonville, KY
• Population (ZIP): 5,461

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 241.3612
• Rent YoY: —
• Metro: —
• 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

+135.2% since first listed

39 events — show timeline

• 2026-04-02 Price Changed $199,900 ImagineMLS
• 2026-03-24 Price Changed $205,000 ImagineMLS
• 2026-01-15 Listed $210,000 ImagineMLS
• 2025-05-14 Listing Removed — ImagineMLS
• 2025-04-06 Price Changed $199,900 ImagineMLS
• 2025-03-30 Price Changed $205,000 ImagineMLS
• 2025-03-23 Listed $210,000 ImagineMLS
• 2021-07-02 Sold (MLS) $135,000 ImagineMLS
• 2021-07-01 Sold (Public Records) $135,000 Public Records
• 2021-05-21 Pending — ImagineMLS
• 2021-05-19 Price Changed $135,000 ImagineMLS
• 2021-05-07 Price Changed $140,000 ImagineMLS
• 2021-05-01 Relisted — ImagineMLS
• 2021-04-30 Contingent — ImagineMLS
• 2021-04-30 Relisted — ImagineMLS
• 2021-04-29 Contingent — ImagineMLS
• 2021-04-13 Listed $145,000 ImagineMLS
• 2020-05-15 Sold (Public Records) $112,500 Public Records
• 2020-05-15 Sold (MLS) $112,500 ImagineMLS
• 2020-04-14 Pending — ImagineMLS
• 2020-02-27 Listed $117,000 ImagineMLS
• 2020-02-16 Pending — ImagineMLS
• 2020-02-13 Listing Removed — ImagineMLS
• 2020-01-20 Listed $119,500 ImagineMLS
• 2016-08-05 Sold (Public Records) $88,000 Public Records
• 2016-08-02 Sold (MLS) $88,000 ImagineMLS
• 2016-07-27 Pending — ImagineMLS
• 2016-06-28 Price Changed $89,900 ImagineMLS
• 2016-06-01 Listed $92,500 ImagineMLS
• 2015-11-25 Sold (Public Records) $12,000 Public Records
• 2014-10-06 Sold (Public Records) $8,000 Public Records
• 2013-12-16 Sold (Public Records) $16,000 Public Records
• 2007-04-24 Sold (MLS) $76,000 ImagineMLS
• 2007-04-23 Listing Removed — ImagineMLS
• 2007-03-19 Listed $83,900 ImagineMLS
• 2007-03-18 Listing Removed — ImagineMLS
• 2006-09-14 Listing Removed — ImagineMLS
• 2006-09-14 Listed $84,000 ImagineMLS
• 2005-12-02 Listed $85,000 ImagineMLS