2304 Brookview Dr · Jeffersonville, IN 47130

$250,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 46 Days on market

Built 2007 0.25 ac lot $165/sqft · 13% below area Est $286k · 13% 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).

• ARV discount +13.2/15.0
• Cash flow +9.6/30.0
• Livability +4.2/5.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into effortless living with this meticulously maintained 1,512 sq. ft. ranch, where modern updates meet suburban charm. Built in 2007 and refreshed with stunning new flooring, this home is truly "turn-key" and ready for its next chapter. Positioned on a premier 0.25-acre corner lot within the coveted Brookhollow subdivision, you?ll enjoy both the tranquility of a quiet neighborhood and the convenience of Jeffersonville's booming local amenities. With a lightning-fast commute to Louisville, this property offers the perfect balance of Indiana peace and big-city access. Sq ft & rm sz approx.

Key facts

• Modern updates
• Corner lot
• 0.25 acre lot

Tags

• CORNER LOT
• BROOKHOLLOW SUBDIVISION
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (28.0% below list).
• Recommended offer: $180k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% 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; 432 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 31% 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 $8k 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 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,911 (28.0% 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 46 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 11.6

CMA / ARV

• ARV (median comp): $285,971
• List price: $250,000
• Delta: -12.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 Brookview Dr	0.08mi	3/2.0	1,483 (-2%)	14mo	$290,000	$196	82
2310 Brookview Dr	0.04mi	3/2.0	1,442 (-5%)	23mo	$245,000	$170	71
2811 Millstone Ct	0.19mi	3/2.0	1,556 (+3%)	20mo	$289,900	$186	70
2205 Meadowbrook Way	0.15mi	4/2.0 (+1)	1,599 (+6%)	11mo	$295,000	$184	69
2316 Brookview Dr	0.07mi	3/2.0	1,387 (-8%)	18mo	$250,000	$180	68
2811 Boulder Ridge Dr	0.54mi	3/2.0	1,500 (-1%)	13mo	$335,000	$223	63
2209 Shadowbrook Ln	0.16mi	4/2.0 (+1)	1,608 (+6%)	24mo	$295,000	$183	57
2806 Boulder Ct	0.36mi	3/2.0	1,624 (+7%)	20mo	$299,999	$185	54
5705 Lentzier Trce	0.75mi	3/2.0	1,527 (+1%)	12mo	$335,000	$219	53
2803 Rolling Creek Dr	0.41mi	4/2.0 (+1)	1,708 (+13%)	7mo	$300,000	$176	49
2817 Horse Trail Rd	0.52mi	4/2.0 (+1)	1,700 (+12%)	4mo	$319,000	$188	47

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-55,613
• Equity at exit: $37,276

10-year hold

• IRR: -26.1%
• Equity multiple: -0.13×
• Total profit: $-79,246
• Equity at exit: $21,615

Cash invested: $70,000 (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: 432
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-169

Break-even live

Break-even rent $2,013

Max offer price $220,134

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-98	+0% $-169	+5% $-240	+10% $-311
Rent	-10% $-311	-5% $-240	+0% $-169	+5% $-98	+10% $-27
Rate	-1.0pp $-43	-0.5pp $-105	base $-169	+0.5pp $-234	+1.0pp $-300

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 Horse Trail Rd Jeffersonville, IN	3.0	2.0	1874	$2,150	$1.15	21d	1	0.53mi
4101 Herb Lewis Rd Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,749	$1.49	3d	43	0.90mi
4038 Herb Lewis Rd Jeffersonville, IN	1.0–3.0	1.0–2.0	1172	$1,850	$1.58	4d	28	0.98mi
3906 Brownstone Dr Jeffersonville, IN	3.0	2.0	1200	$1,875	$1.56	4d	1	1.11mi
1632 Old Salem Rd Unit 6711 Jeffersonville, IN	2.0	2.0	1135	$1,350	$1.19	45d	1	1.29mi
1632 Old Salem Rd Unit 6712 Jeffersonville, IN	2.0	2.0	1090	$1,250	$1.15	45d	1	1.29mi
3645 Rolling Ridge Way Jeffersonville, IN	3.0	2.0	1287	$2,215	$1.72	45d	1	1.34mi
1104 Lighthouse Dr Unit B 1 Jeffersonville, IN	3.0	2.0	1300	$1,600	$1.23	45d	1	1.39mi
3500 Ellingsworth Dairy Dr Jeffersonville, IN	2.0	1.0–2.0	829	$1,890	$2.28	2d	17	1.42mi

Listing history 8 events

1. 2026-06-09
   days on market $250,000 Active 46 DOM
2. 2026-06-08
   days on market $250,000 Active 45 DOM
3. 2026-06-07
   days on market $250,000 Active 44 DOM
4. 2026-06-03
   days on market $250,000 Active 40 DOM
5. 2026-06-02
   days on market $250,000 Active 39 DOM
6. 2026-06-01
   days on market $250,000 Active 38 DOM
7. 2026-05-31
   days on market $250,000 Active 37 DOM
8. 2026-04-24
   listed $262,500 Active 616-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: $2,102 · $175/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$12/yr (+$1/mo · 0.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,589
• − Mortgage interest: −$14,004
• − Property taxes: −$2,102
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$7,273
• Taxable loss: −$6,494
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $-470/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

1 event — show timeline

• 2026-05-25 Price Changed $250,000 SIRA

Property tax history

+2.3%/yr

Latest (2023): $2,102 · +1.8% YoY. Source: county tax records.