7120 Green Oak Dr · Louisville/Jefferson County metro government (balance), KY 40258

$17,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 12 Days on market

Built 1998

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Young adults, new families, seniors looking to downsize, or even someone looking to put a home on their new lot will find this 2 bed 2 bath 1998 Fleetwood mobile home cozy and comfortable! Located in Green Acres MHP in Louisville Ky. 5 minutes from Dixie Highway amenities, and just 20 minutes from Louisville International Airport. A short trip west takes you to 264, a short trip east takes you towards Fairdale or Ft. Knox. A quiet neighborhood that is kid friendly and peaceful! Lots of shade in the afternoon with the plentiful oak trees throughout the park, and lots of natural light in the morning! This home offers: NEW paint throughout NEW water heater Updated light fixtures and floori

Key facts

• Large master bedroom
• Large closet
• New water heater

Tags

• NEW PAINT THROUGHOUT
• NEW WATER HEATER
• UPDATED LIGHT FIXTURES
• UPDATED FLOORING
• LARGE MASTER BEDROOM
• LARGE CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Cap rate 65.6% 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 flat; 122 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $118 of loan paydown is wiped out by about $510 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $17,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 7.08% ✓
• Cap rate: 65.61%
• Cash-on-cash: 211.86%
• DSCR: 10.43
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.5% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.05×
• Total profit: $47,831
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 21.82×
• Total profit: $99,102
• Equity at exit: $1,470

Cash invested: $4,760 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$89
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $840

Break-even live

Break-even rent $140

Max offer price $17,000

Occupancy floor 25%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6516 Hackel Dr Apt 6 Louisville, KY	2.0	1.0	900	$1,100	$1.22	3d	1	0.44mi
6512 Hackel Dr Unit 2 Louisville, KY	2.0	1.0	825	$850	$1.03	24d	1	0.47mi
6508 Hackel Dr Unit 5 Louisville, KY	2.0	1.0	825	$800	$0.97	20d	1	0.49mi
6424 Hackel Dr Unit 12 Louisville, KY	2.0	1.0	850	$1,100	$1.29	24d	1	0.58mi
6711 Hunters Creek Blvd Louisville, KY	2.0	1.0	1000	$1,349	$1.35	10d	1	0.69mi
5010 Kaufman Ln Louisville, KY	2.0	1.0–2.0	1076	$1,402	$1.30	2d	3	1.02mi
6712 Stana Dr Louisville, KY	3.0	1.0	984	$1,375	$1.40	14d	1	1.24mi
3219 Wilkie Rd Louisville, KY	2.0	1.0	725	$1,350	$1.86	10d	1	1.24mi

Listing history 14 events

1. 2026-06-18
   days on market $17,000 Active 12 DOM
2. 2026-06-17
   days on market $17,000 Active 11 DOM
3. 2026-06-16
   days on market $17,000 Active 10 DOM
4. 2026-06-15
   days on market $17,000 Active 9 DOM
5. 2026-06-13
   days on market $17,000 Active 7 DOM
6. 2026-06-10
   days on market $17,000 Active 4 DOM
7. 2026-06-09
   days on market $17,000 Active 3 DOM
8. 2026-06-08
   days on market $17,000 Active 2 DOM
9. 2026-06-07
   pricedays on marketlisting id $17,000 Active 1 DOM
10. 2026-06-03
    days on market $25,000 Active 8 DOM
11. 2026-06-02
    days on market $25,000 Active 7 DOM
12. 2026-06-01
    days on market $25,000 Active 6 DOM
13. 2026-05-31
    days on market $25,000 Active 5 DOM
14. 2026-05-27
    listed $25,000 Active

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $168 · $14/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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $14,440
• − Mortgage interest: −$952
• − Property taxes: −$168
• − Insurance: −$85
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$495
• Taxable income: $10,430
• Est. tax owed @ 24.0%: −$2,503
• After-tax cash flow: $7,582/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

1 event — show timeline

• 2026-05-27 Listed $25,000 FSBO.com

Property tax history

-1.5%/yr

Latest (2025): $168 · -2.1% YoY. Source: county tax records.