800 La Fontenay Ct · Douglass Hills, KY 40223

$115,000

1 bd · 1.0 ba · 800 sqft · Condo · 30 Days on market

Built 1971 Good condition $279/mo HOA · 21% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 800 La Fontenay Court. This wonderful 1st floor condo is located in the Shelby Crossing Condominiums complex in Middletown. A secured front building entrance greets you as you walk up. Inside the building foyer you will find this corner unit immediately on the left. Heading inside the condo brings you into a fantastic open living room and dining area with gorgeous new luxury vinyl plank flooring throughout the space. The living room is highlighted by a corner electric fireplace and has tons of natural light from the sliding patio door. The kitchen is located just off the entryway. This galley style kitchen offers all white cabinetry, all white appliances, tile flooring, and a large pantry. The bedroom, full bath, and laundry closet are located just off the living room. The spacious bedroom has new carpet and an enormous walk-in closet. There is also a bonus space in between the bedroom and closet that would be perfect for an office desk, makeup vanity, or crib. The full bath has tile flooring, tiled tub surround, and can be accessed from the hallway or bedroom. The laundry closet will hold a stackable washer and dryer. Outside is a fully privacy fenced patio that is partially covered. Updates include: new A/C, new LVP flooring, and new carpet all in June 2023 and some fresh paint in January 2024. The monthly maintenance fee covers water, sewer, trash, gas, heat, snow removal, exterior maintenance, groundskeeping, and master insurance. Owners are only responsible for their personal electric usage, A/C, internet, and TV. This condo complex also offers a pool, tennis courts, clubhouse, fitness room, and ample parking. Pets are allowed as are rentals. This conveniently located complex offers quick and easy access to all the shops and restaurants along Shelbyville Road and Hurstbourne Parkway. Downtown Middletown, Jeffersontown, St. Matthews, Anchorage, and Springhurst are only a few minutes away. Schedule a showing today!

Key facts

• Private fenced patio
• Community amenities
• Pool

Tags

• FIRST FLOOR CORNER-UNIT
• PRIVATE FENCED PATIO
• SECURED BUILDING ENTRY
• IN-UNIT LAUNDRY HOOK-UPS
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Building has 4 condo units and 2 building floors; In-unit laundry; Rentals allowed; Pets allowed per association restrictions
• HOA & community: Condo association with monthly maintenance (reported); Association amenities include clubhouse, fitness center, and pool; Association maintenance covers exterior maintenance, groundskeeping, sewer, snow removal, trash, and water; Monthly maintenance fee reported

Exterior

• Parking: Surface parking
• Utilities: Electricity connected; Natural gas available; Sewer connected; Water included in association maintenance
• Home design: Condominium (residential); First-floor location in the building; Single-story unit (building has 1 story for this unit) ; Open Plan architectural style
• Construction: Built in 1971; Wood frame and brick construction; Shingle roof; Poured concrete foundation
• Exterior features: Privacy fencing (full); Sidewalks; Level lot; Covenants/restrictions

Interior

• Kitchen: Kitchen on the first floor; Dining area adjacent to the kitchen on the first floor
• Bedrooms: 1 bedroom (primary bedroom on the first floor; first-floor primary bedroom)
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open plan layout; 5 total rooms; 3 closets; One fireplace on the main level; No basement
• Laundry & utility: Laundry located in the unit (first-floor laundry)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (2.5% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (2.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.1% in Douglass Hills — 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 76/100 on livability (#93 in KY, #3,759 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities D-, commute F.
• 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 fast (+4.7%/yr); 103 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent is only 17% of the median local income ($97k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,144 (2.5% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-17,449
• Equity at exit: $17,147

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-6,480
• Equity at exit: $9,943

Cash invested: $32,200 (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 40223

• Rents YoY: 4.7%
• Active inventory: 103
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$279
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-20

Break-even live

Break-even rent $1,359

Max offer price $112,144

Occupancy floor 96%

Sensitivity live

Price	-10% $60	-5% $20	+0% $-20	+5% $-59	+10% $-99
Rent	-10% $-125	-5% $-72	+0% $-20	+5% $33	+10% $86
Rate	-1.0pp $38	-0.5pp $10	base $-20	+0.5pp $-50	+1.0pp $-80

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 La Fontenay Dr Louisville, KY	1.0–3.0	1.0–2.5	1202	$1,244	$1.03	2d	15	0.10mi
10331 Shelbyville Rd Louisville, KY	2.0	2.0	1111	$1,550	$1.40	4d	1	0.24mi
407 Charlestown Ct Douglass Hills, KY	1.0–3.0	1.0–2.5	1175	$1,173	$1.00	2d	10	0.47mi
9811 Vieux Carre Dr Louisville, KY	1.0–3.0	1.0–2.5	1044	$1,199	$1.15	2d	15	0.84mi
201 Heritage Hill Trl Louisville, KY	1.0–2.0	1.0–2.5	946	$1,149	$1.21	2d	5	0.85mi
665 Amherst Pl Louisville, KY	2.0	1.5	1000	$1,569	$1.57	4d	6	0.99mi
9800 Willow Brook Cir Louisville, KY	1.0–2.0	1.0–2.5	1004	$1,435	$1.43	4d	35	1.04mi
9500 Williamsburg Plz Louisville, KY	1.0–2.0	1.0–2.0	966	$1,941	$2.01	11d	8	1.19mi
8916 Marksfield Rd Louisville, KY	1.0–3.0	1.0–2.0	1425	$1,260	$0.88	3d	27	1.30mi
1000 Stone Spring Way Louisville, KY	1.0–3.0	1.0–2.5	1049	$1,200	$1.14	2d	54	1.36mi
11803 Duane Point Cir Louisville, KY	1.0	1.0	860	$1,250	$1.45	4d	1	1.48mi
11803 Duane Point Cir Louisville, KY	2.0	2.0	1030	$1,450	$1.41	22d	1	1.48mi

HOA detail condo

• Monthly dues: $279 · $3,348/yr
• Likely covers: watersewertrashgaselectricinternetlandscapingsnow removalexterior maint.insurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 30 DOM
2. 2026-06-17
   days on market $115,000 Active 29 DOM
3. 2026-06-16
   days on market $115,000 Active 28 DOM
4. 2026-06-15
   days on market $115,000 Active 27 DOM
5. 2026-06-13
   days on market $115,000 Active 25 DOM
6. 2026-06-10
   days on market $115,000 Active 22 DOM
7. 2026-06-09
   days on market $115,000 Active 21 DOM
8. 2026-06-08
   days on market $115,000 Active 20 DOM
9. 2026-06-07
   days on market $115,000 Active 19 DOM
10. 2026-06-03
    days on market $115,000 Active 15 DOM
11. 2026-06-02
    days on market $115,000 Active 14 DOM
12. 2026-06-01
    days on market $115,000 Active 13 DOM
13. 2026-05-31
    days on market $115,000 Active 12 DOM
14. 2026-05-15
    listed $115,000 Active
15. 2024-02-12
    soldstatus $123,625 Closed 1962-char remark

    Show marketing remark (1962 chars)

    Welcome to 800 La Fontenay Court. This wonderful 1st floor condo is located in the Shelby Crossing Condominiums complex in Middletown. A secured front building entrance greets you as you walk up. Inside the building foyer you will find this corner unit immediately on the left. Heading inside the condo brings you into a fantastic open living room and dining area with gorgeous new luxury vinyl plank flooring throughout the space. The living room is highlighted by a corner electric fireplace and has tons of natural light from the sliding patio door. The kitchen is located just off the entryway. This galley style kitchen offers all white cabinetry, all white appliances, tile flooring, and a large pantry. The bedroom, full bath, and laundry closet are located just off the living room. The spacious bedroom has new carpet and an enormous walk-in closet. There is also a bonus space in between the bedroom and closet that would be perfect for an office desk, makeup vanity, or crib. The full bath has tile flooring, tiled tub surround, and can be accessed from the hallway or bedroom. The laundry closet will hold a stackable washer and dryer. Outside is a fully privacy fenced patio that is partially covered. Updates include: new A/C, new LVP flooring, and new carpet all in June 2023 and some fresh paint in January 2024. The monthly maintenance fee covers water, sewer, trash, gas, heat, snow removal, exterior maintenance, groundskeeping, and master insurance. Owners are only responsible for their personal electric usage, A/C, internet, and TV. This condo complex also offers a pool, tennis courts, clubhouse, fitness room, and ample parking. Pets are allowed as are rentals. This conveniently located complex offers quick and easy access to all the shops and restaurants along Shelbyville Road and Hurstbourne Parkway. Downtown Middletown, Jeffersontown, St. Matthews, Anchorage, and Springhurst are only a few minutes away. Schedule a showing today!

16. 2024-01-18
    status Pending 1962-char remark

    Show marketing remark (1962 chars)

    Welcome to 800 La Fontenay Court. This wonderful 1st floor condo is located in the Shelby Crossing Condominiums complex in Middletown. A secured front building entrance greets you as you walk up. Inside the building foyer you will find this corner unit immediately on the left. Heading inside the condo brings you into a fantastic open living room and dining area with gorgeous new luxury vinyl plank flooring throughout the space. The living room is highlighted by a corner electric fireplace and has tons of natural light from the sliding patio door. The kitchen is located just off the entryway. This galley style kitchen offers all white cabinetry, all white appliances, tile flooring, and a large pantry. The bedroom, full bath, and laundry closet are located just off the living room. The spacious bedroom has new carpet and an enormous walk-in closet. There is also a bonus space in between the bedroom and closet that would be perfect for an office desk, makeup vanity, or crib. The full bath has tile flooring, tiled tub surround, and can be accessed from the hallway or bedroom. The laundry closet will hold a stackable washer and dryer. Outside is a fully privacy fenced patio that is partially covered. Updates include: new A/C, new LVP flooring, and new carpet all in June 2023 and some fresh paint in January 2024. The monthly maintenance fee covers water, sewer, trash, gas, heat, snow removal, exterior maintenance, groundskeeping, and master insurance. Owners are only responsible for their personal electric usage, A/C, internet, and TV. This condo complex also offers a pool, tennis courts, clubhouse, fitness room, and ample parking. Pets are allowed as are rentals. This conveniently located complex offers quick and easy access to all the shops and restaurants along Shelbyville Road and Hurstbourne Parkway. Downtown Middletown, Jeffersontown, St. Matthews, Anchorage, and Springhurst are only a few minutes away. Schedule a showing today!

17. 2024-01-15
    listed $120,000 Active 1962-char remark

    Show marketing remark (1962 chars)

    Welcome to 800 La Fontenay Court. This wonderful 1st floor condo is located in the Shelby Crossing Condominiums complex in Middletown. A secured front building entrance greets you as you walk up. Inside the building foyer you will find this corner unit immediately on the left. Heading inside the condo brings you into a fantastic open living room and dining area with gorgeous new luxury vinyl plank flooring throughout the space. The living room is highlighted by a corner electric fireplace and has tons of natural light from the sliding patio door. The kitchen is located just off the entryway. This galley style kitchen offers all white cabinetry, all white appliances, tile flooring, and a large pantry. The bedroom, full bath, and laundry closet are located just off the living room. The spacious bedroom has new carpet and an enormous walk-in closet. There is also a bonus space in between the bedroom and closet that would be perfect for an office desk, makeup vanity, or crib. The full bath has tile flooring, tiled tub surround, and can be accessed from the hallway or bedroom. The laundry closet will hold a stackable washer and dryer. Outside is a fully privacy fenced patio that is partially covered. Updates include: new A/C, new LVP flooring, and new carpet all in June 2023 and some fresh paint in January 2024. The monthly maintenance fee covers water, sewer, trash, gas, heat, snow removal, exterior maintenance, groundskeeping, and master insurance. Owners are only responsible for their personal electric usage, A/C, internet, and TV. This condo complex also offers a pool, tennis courts, clubhouse, fitness room, and ample parking. Pets are allowed as are rentals. This conveniently located complex offers quick and easy access to all the shops and restaurants along Shelbyville Road and Hurstbourne Parkway. Downtown Middletown, Jeffersontown, St. Matthews, Anchorage, and Springhurst are only a few minutes away. Schedule a showing today!

18. 2009-05-14
    soldstatus $86,000 562-char remark

    Show marketing remark (562 chars)

    WHY RENT? payments as low as 620.00 per month with escrow! $8000.00 back to qualified first time home buyers. Enjoy east end condo living at its finest in this 3 year old totally renovated first floor unit. One bedroom and 1 bath. This unit has new professionally installed laminate flooring. It also boasts an electric fireplace, a large fenced in patio for those great cookouts after a day at the pool. Monthly maintenance includes heat, water, sewer, trash, security, high speed internet, pest control, ext maintenance and master insurance all for only 140.00

19. 2009-02-12
    listed $89,000 562-char remark

    Show marketing remark (562 chars)

    WHY RENT? payments as low as 620.00 per month with escrow! $8000.00 back to qualified first time home buyers. Enjoy east end condo living at its finest in this 3 year old totally renovated first floor unit. One bedroom and 1 bath. This unit has new professionally installed laminate flooring. It also boasts an electric fireplace, a large fenced in patio for those great cookouts after a day at the pool. Monthly maintenance includes heat, water, sewer, trash, security, high speed internet, pest control, ext maintenance and master insurance all for only 140.00

20. 2008-05-06
    historical
21. 2008-02-06
    listed $87,000
22. 2006-06-20
    soldstatus $82,600
23. 2006-04-05
    listed $80,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 21 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: $16,010
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − HOA: −$3,348
• − Depreciation: −$3,345
• Taxable loss: −$1,987
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $240/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready condo in Shelby Crossing Condominiums is in good condition with minor cosmetic updates needed to maximize its value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Both Replace window treatments — New window treatments improve aesthetics and energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Replace window treatments — New window treatments improve aesthetics and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Douglass Hills

• Score: 76/100
• State rank: #93
• US rank: #3759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Douglass Hills, KY
• County: Jefferson County · 790,184 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 22,798
• Household income: $96,607
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 437.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Hispanic / Latino 4% Two or more races 4% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -286.49%
• Current HPI: 231.588
• Rent YoY: ▲ 4.65%
• 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

+42.9% since first listed

10 events — show timeline

• 2026-05-15 Listed $115,000 Metro Search MLS
• 2024-02-12 Sold (MLS) $123,625 Metro Search MLS
• 2024-01-18 Pending — Metro Search MLS
• 2024-01-15 Listed $120,000 Metro Search MLS
• 2009-05-14 Sold (MLS) $86,000 Metro Search MLS
• 2009-02-12 Listed $89,000 Metro Search MLS
• 2008-05-06 Listing Removed — Metro Search MLS
• 2008-02-06 Listed $87,000 Metro Search MLS
• 2006-06-20 Sold (MLS) $82,600 Metro Search MLS
• 2006-04-05 Listed $80,500 Metro Search MLS