5005 Rossmoor Dr · Louisville/Jefferson County metro government (balance), KY 40219

$215,000

4 bd · 1.5 ba · 1,150 sqft · SingleFamily · 1 Days on market

Built 1960 9,100 sqft lot Est $227k · 5% 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).

• Cash flow +16.1/30.0
• ARV discount +9.8/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom 1 bath house with a living room and an eat in kitchen. Separate laundry area and a storage area. There is a fenced back yard that includes a deck and a 2 car detached garage.

Key facts

• 9,100 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Finance

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

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family ranch home; One story
• Construction: Built in 1960; Brick construction; Shingle roof; Crawl space and concrete block foundation
• Exterior features: Chain link fencing; Sidewalk; Level lot

Interior

• Kitchen: Eat-in kitchen on the first floor
• Bedrooms: Four bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Six total rooms; Four closets; No basement; Living room on the first floor; Eat-in kitchen on the first floor; First-floor laundry
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $189k (12.1% below list).
• Recommended offer: $189k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% 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.
• Market conditions: Rents rising (+2.6%/yr); 103 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $143k; list at $215k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,989 (12.1% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.88% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $226,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6806 Tropic Ct	0.27mi	3/1.5 (-1)	1,092 (-5%)	8mo	$221,700	$203	67
4900 Glenna Way	0.18mi	3/1.5 (-1)	1,242 (+8%)	9mo	$245,000	$197	66
4919 Rossmoor Dr	0.05mi	3/1.5 (-1)	1,242 (+8%)	19mo	$236,500	$190	64
4917 Ronwood Dr	0.26mi	3/1.0 (-1)	1,050 (-9%)	7mo	$175,000	$167	61
5009 Lea Ann Way	0.03mi	3/2.0 (-1)	1,311 (+14%)	9mo	$257,400	$196	60
5213 Barnes Dr	0.18mi	4/2.0	1,304 (+13%)	9mo	$225,000	$173	60
7004 Dougy Way	0.28mi	3/1.0 (-1)	1,026 (-11%)	4mo	$256,500	$250	58
5519 Maco Ln	0.54mi	3/1.0 (-1)	1,100 (-4%)	10mo	$220,000	$200	53
7103 Shepherdsville Rd	0.45mi	3/2.5 (-1)	1,230 (+7%)	9mo	$235,000	$191	51
5319 Barnes Dr	0.36mi	3/1.0 (-1)	1,247 (+8%)	16mo	$249,000	$200	49
4602 Glenna Way	0.50mi	3/1.5 (-1)	1,242 (+8%)	13mo	$225,000	$181	47
7989 Pikewood Field Way	0.73mi	3/2.0 (-1)	1,291 (+12%)	12mo	$340,000	$263	28

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-28,614
• Equity at exit: $32,057

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-19,054
• 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 40219

• Rents YoY: 2.6%
• Active inventory: 103
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $110

Break-even live

Break-even rent $1,751

Max offer price $215,000

Occupancy floor 89%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7301 Monsey Cir Louisville, KY	1.0–3.0	1.0–2.0	1245	$2,048	$1.64	1d	30	0.30mi
5111 Lammers Ln Louisville, KY	3.0	1.0	1175	$1,400	$1.19	12d	1	0.74mi
4520 Norene Ln Louisville, KY	3.0	2.0	1161	$1,695	$1.46	23d	1	1.12mi
5319 Rangeland Rd Louisville, KY	1.0–4.0	1.0–2.0	1225	$1,810	$1.48	3d	10	1.17mi
5809 Russett Pl Unit 5707-200 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	23d	1	1.19mi
5603 Regal Dr Louisville, KY	3.0	1.0	947	$1,500	$1.58	16d	1	1.40mi

Listing history 19 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   price $215,000
3. 2026-05-12
   listed $199,900 Active
4. 2017-06-07
   soldstatus $143,000
5. 2016-05-12
   soldstatus $81,900 Closed 188-char remark

   Show marketing remark (188 chars)

   Three bedroom 1 bath house with a living room and an eat in kitchen. Separate laundry area and a storage area. There is a fenced back yard that includes a deck and a 2 car detached garage.

6. 2016-04-15
   status Pending 188-char remark

   Show marketing remark (188 chars)

   Three bedroom 1 bath house with a living room and an eat in kitchen. Separate laundry area and a storage area. There is a fenced back yard that includes a deck and a 2 car detached garage.

7. 2016-03-02
   listed $94,900 Active 188-char remark

   Show marketing remark (188 chars)

   Three bedroom 1 bath house with a living room and an eat in kitchen. Separate laundry area and a storage area. There is a fenced back yard that includes a deck and a 2 car detached garage.

8. 2016-03-02
   price $74,900 188-char remark

   Show marketing remark (188 chars)

   Three bedroom 1 bath house with a living room and an eat in kitchen. Separate laundry area and a storage area. There is a fenced back yard that includes a deck and a 2 car detached garage.

9. 2016-03-02
   price $88,000 188-char remark

   Show marketing remark (188 chars)

   Three bedroom 1 bath house with a living room and an eat in kitchen. Separate laundry area and a storage area. There is a fenced back yard that includes a deck and a 2 car detached garage.

10. 2016-02-29
    historical
11. 2016-01-13
    listed $109,000 Active
12. 2015-06-29
    status Pending
13. 2015-06-29
    historical
14. 2015-04-02
    listed $94,900 Active
15. 2014-11-19
    price $79,900
16. 2014-11-19
    price $84,900
17. 2004-12-15
    historical
18. 2004-11-10
    soldstatus $104,900
19. 2004-07-27
    listed $99,900

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,679
• − Mortgage interest: −$12,043
• − Property taxes: −$1,993
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$6,255
• Taxable loss: −$2,316
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,874/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 — 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 County · 790,184 people
• City population: 419,741
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 39,909
• Household income: $55,720
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 1533.0

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 0.67)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 25% Two or more races 16% Asian 1%
• Hispanic origin (detail): Mexican 8% Cuban 14%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 22% French/Haitian/Cajun 3% Arabic 2%

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: ▼ -278.92%
• Current HPI: 264.3235
• Rent YoY: ▲ 2.61%
• 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

+115.2% since first listed

19 events — show timeline

• 2026-05-13 Pending — Metro Search MLS
• 2026-05-13 Price Changed $215,000 Metro Search MLS
• 2026-05-12 Listed $199,900 Metro Search MLS
• 2017-06-07 Sold (Public Records) $143,000 Public Records
• 2016-05-12 Sold (MLS) $81,900 Metro Search MLS
• 2016-04-15 Pending — Metro Search MLS
• 2016-03-02 Listed $94,900 Metro Search MLS
• 2016-03-02 Price Changed $88,000 Metro Search MLS
• 2016-03-02 Price Changed $74,900 Metro Search MLS
• 2016-02-29 Listing Removed — Metro Search MLS
• 2016-01-13 Listed $109,000 Metro Search MLS
• 2015-06-29 Pending — Metro Search MLS
• 2015-06-29 Listing Removed — Metro Search MLS
• 2015-04-02 Listed $94,900 Metro Search MLS
• 2014-11-19 Price Changed $84,900 Metro Search MLS
• 2014-11-19 Price Changed $79,900 Metro Search MLS
• 2004-12-15 Listing Removed — Metro Search MLS
• 2004-11-10 Sold (Public Records) $104,900 Public Records
• 2004-07-27 Listed $99,900 Metro Search MLS

Property tax history

+8.7%/yr

Latest (2025): $1,993 · +41.6% YoY. Source: county tax records.