7602 Randy Ct · Louisville/Jefferson County metro government (balance), KY 40258

$184,500

4 bd · 1.0 ba · 1,200 sqft · SingleFamily · 23 Days on market

Built 1966 10,049 sqft lot Est $230k · 20% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this updated and move-in ready ranch tucked away on a quiet cul-de-sac in an established neighborhood conveniently located off Greenbelt Highway! Offering approximately 1,200 square feet, this home presents an excellent opportunity for first-time homebuyers, downsizers, or buyers seeking affordability without sacrificing important updates. Step inside to find newer luxury vinyl plank flooring, fresh paint, and thoughtful improvements throughout that create a bright, clean, and welcoming feel. Recent updates include a newer roof (2022), updated water heater (approx. 2023), updated bathroom plumbing, and additional interior improvements that add both function and peace of mind. The

Key facts

• Quiet cul-de-sac
• Updated ranch
• Newer roof

Tags

• UPDATED RANCH
• QUIET CUL-DE-SAC
• NEWER ROOF
• UPDATED WATER HEATER
• UPDATED BATHROOM PLUMBING
• NEWER CABINETRY

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story
• Construction: Built in 1966; Brick construction; Shingle roof; Slab foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Natural gas heating; One HVAC unit
• Interior features: Seven total rooms; Living room on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 C — 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 flat; 122 active listings in the ZIP; 7 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 33% of the median local income ($68k/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

• It's been on market 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 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 $130k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,732 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $230,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7520 Blue Wing Dr	0.08mi	3/1.0 (-1)	1,208 (+1%)	5mo	$175,000	$145	86
7708 Texlyn Ct	0.21mi	3/2.0 (-1)	1,212 (+1%)	9mo	$210,000	$173	72
7105 Glen Echo Pl	0.23mi	3/2.0 (-1)	1,210 (+1%)	9mo	$220,000	$182	72
7507 Pintail Dr	0.33mi	3/1.0 (-1)	1,266 (+6%)	6mo	$158,000	$125	65
7710 Greenwood Rd	0.36mi	3/1.0 (-1)	1,298 (+8%)	1mo	$249,900	$193	64
7116 Blue Stream Ct	0.49mi	3/2.0 (-1)	1,186 (-1%)	11mo	$246,000	$207	57
9814 Brooks Bend Rd	0.59mi	3/2.0 (-1)	1,174 (-2%)	10mo	$245,000	$209	52
6713 Fenske Ln	0.68mi	3/2.0 (-1)	1,200 (0%)	9mo	$230,000	$192	52
6812 Creston Dr	0.61mi	3/1.0 (-1)	1,116 (-7%)	12mo	$247,500	$222	45
7115 Blue Stream Ct	0.51mi	3/2.0 (-1)	1,324 (+10%)	8mo	$245,000	$185	43
9710 Brooks Bend Rd	0.65mi	3/2.0 (-1)	1,104 (-8%)	8mo	$219,000	$198	41
9616 Combs Ln	0.69mi	3/2.0 (-1)	1,324 (+10%)	12mo	$237,500	$179	32

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 · 0.5% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-15,424
• Equity at exit: $27,510

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-6,822
• Equity at exit: $15,952

Cash invested: $51,660 (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 40258

• Rents YoY: 0.5%
• Active inventory: 122
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$968
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $299

Break-even live

Break-even rent $1,479

Max offer price $184,500

Occupancy floor 79%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7710 Texlyn Ct Louisville, KY	3.0	2.0	1325	$1,695	$1.28	21d	1	0.20mi
7703 Texlyn Ct Louisville, KY	3.0	2.0	1210	$1,675	$1.38	10d	1	0.26mi
7512 Greenwood Rd Louisville, KY	3.0	1.0	925	$1,475	$1.59	2d	1	0.36mi
7812 Westbrook Rd Louisville, KY	3.0	2.0	1370	$1,965	$1.43	19d	1	0.47mi
6701 Barfield Rd Louisville, KY	3.0	1.0	900	$1,560	$1.73	24d	1	0.71mi
6917 Colrain Cir Louisville, KY	3.0	2.0	1214	$1,699	$1.40	16d	1	1.02mi
7414 Terry Rd Louisville, KY	3.0	1.0	1046	$1,635	$1.56	2d	1	1.08mi

Listing history 28 events

1. 2026-06-17
   status $184,500 Pending 23 DOM
2. 2026-06-16
   days on market $184,500 Active 23 DOM
3. 2026-06-15
   days on market $184,500 Active 22 DOM
4. 2026-06-13
   days on market $184,500 Active 20 DOM
5. 2026-06-10
   days on market $184,500 Active 17 DOM
6. 2026-06-09
   days on market $184,500 Active 16 DOM
7. 2026-06-08
   days on market $184,500 Active 15 DOM
8. 2026-06-07
   days on market $184,500 Active 14 DOM
9. 2026-06-03
   days on market $184,500 Active 10 DOM
10. 2026-06-02
    days on market $184,500 Active 9 DOM
11. 2026-06-01
    days on market $184,500 Active 8 DOM
12. 2026-05-31
    days on market $184,500 Active 7 DOM
13. 2026-05-24
    listed $184,500 Active
14. 2026-03-17
    status Pending
15. 2026-02-25
    historical Active Under Contract
16. 2026-02-20
    historical
17. 2026-02-18
    listed $180,000 Active
18. 2025-10-24
    historical
19. 2025-10-07
    listed $175,000 Active
20. 2022-07-12
    soldstatus $130,000
21. 2022-05-31
    status Pending
22. 2022-05-31
    historical
23. 2022-05-26
    listed $135,000 Active
24. 2022-05-25
    historical
25. 2022-05-25
    listed $135,000 Active
26. 2005-04-27
    soldstatus $83,000
27. 2005-04-27
    soldstatus $83,000
28. 2005-02-02
    listed $79,950

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$103/yr (+$9/mo · 7.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,290
• − Mortgage interest: −$10,335
• − Property taxes: −$1,483
• − Insurance: −$922
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,367
• Taxable income: $616
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $3,445/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): 26,841
• Household income: $68,162
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 839.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Iranian 2% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -296.36%
• Current HPI: 244.6667
• Rent YoY: ▲ 0.50%
• 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

+130.8% since first listed

16 events — show timeline

• 2026-05-24 Listed $184,500 Metro Search MLS
• 2026-03-17 Pending — Metro Search MLS
• 2026-02-25 Contingent — Metro Search MLS
• 2026-02-20 Listing Removed — Metro Search MLS
• 2026-02-18 Listed $180,000 Metro Search MLS
• 2025-10-24 Listing Removed — Metro Search MLS
• 2025-10-07 Listed $175,000 Metro Search MLS
• 2022-07-12 Sold (Public Records) $130,000 Public Records
• 2022-05-31 Pending — Metro Search MLS
• 2022-05-31 Listing Removed — Metro Search MLS
• 2022-05-26 Listed $135,000 Metro Search MLS
• 2022-05-25 Listed $135,000 Metro Search MLS
• 2022-05-25 Listing Removed — Metro Search MLS
• 2005-04-27 Sold (Public Records) $83,000 Public Records
• 2005-04-27 Sold (MLS) $83,000 Metro Search MLS
• 2005-02-02 Listed $79,950 Metro Search MLS

Property tax history

+4.2%/yr

Latest (2025): $1,483 · -2.1% YoY. Source: county tax records.