2852 Coleen Ct · Louisville, KY 40206

$167,900

3 bd · 1.5 ba · 1,718 sqft · Townhouse · 19 Days on market

Built 1964 6,534 sqft lot Est $216k · 22% under $61/mo HOA · 3% of rent

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER SAYS SELL! This is a great townhouse! It is a fee simple property with a basement. You actually own the land this home sits on so no condo association to hassle with. The owner is anxious to sell because of her employment out of state. This 3 bedroom, 1-1/2 bath with full walk-out partially finished basement is move-in ready! The eat-in kitchen with newer windows and doors is bright and sunny. You look out over green space in one direction and a beautifully treed backyard from the doorway and the deck! This all brick home is an end unit for additional privacy. There is a second family room and small room downstairs next to the laundry area. The area off the walk-out basement is a fully fenced private patio with a 2 year old hot tub that stays. Upstairs there is a nice size master with two separate closets, a renovated full bath and two other good size bedrooms. All appliances stay with this home including washer and dryer. Some furnishings can remain so keep this in mind. This Clifton townhouse is close to Crescent Hill shopping, dining, expressways, golf courses, and UofL downtown for all your medical students. In fact, if you are looking for a place and want a roommate, there is lots of room in this home. Please call today for your personal tour!!

Key facts

• Green space
• Elevated deck
• Fenced patio area

Tags

• MULTIPLE OUTDOOR SPACES
• LARGE SIDE YARD
• FENCED PATIO AREA
• ELEVATED DECK
• GREEN SPACE
• MATURE TREES

Property features AI

Finance

• Other: Subdivision: HEATHER HILLS
• HOA & community: Homeowners association with a fee of 731.0

Exterior

• Utilities: Electricity connected; Natural gas available
• Home design: Traditional residential property; 2 stories; Built in 1964
• Construction: Wood frame construction; Shingle roof; Poured concrete foundation
• Exterior features: Privacy wood fencing; Level lot; Sidewalk on property; Located on a dead-end street; Corner lot

Interior

• Kitchen: Kitchen on the first floor; Eat-in kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom on the second floor; All bedrooms located on the second floor
• Bathrooms: 1 full bathroom on the second floor; 1 half bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; 9 total rooms (alternate count); 8 closets; Walkout partially finished basement; Basement present
• Laundry & utility: Laundry in the basement; No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $165k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.0% in Louisville — 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 63/100 on livability (#333 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D+, schools D-.
• 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 (+2.9%/yr); 133 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 19 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $99k; list at $168k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $165,381 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $216,468
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2825 Bexley Ct	0.10mi	3/1.5	1,700 (-1%)	20mo	$205,000	$121	77
2807 Coleen Ct	0.06mi	3/1.5	1,616 (-6%)	13mo	$203,500	$126	77
2714 Audley Dr	0.09mi	4/1.5 (+1)	1,860 (+8%)	7mo	$175,000	$94	72
2411 Brownsboro Rd #407	0.39mi	3/2.0	1,865 (+9%)	4mo	$275,000	$147	62
740 Zorn Ave Unit 5C	0.50mi	3/2.0	1,646 (-4%)	12mo	$180,000	$109	58
225 Crescent Hill Pl #112	0.56mi	3/2.5	1,779 (+4%)	23mo	$237,000	$133	45
250 Crescent Hill Pl #101	0.53mi	2/2.5 (-1)	1,834 (+7%)	12mo	$249,500	$136	44
640 Zorn Ave Unit 2c	0.51mi	3/2.0	1,550 (-10%)	16mo	$179,900	$116	44

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 · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-14,105
• Equity at exit: $25,034

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,173
• Equity at exit: $14,517

Cash invested: $47,012 (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 40206

• Rents YoY: 2.9%
• Active inventory: 133
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$880
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$70
• HOA: −$61
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $208

Break-even live

Break-even rent $1,515

Max offer price $167,900

Occupancy floor 83%

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 River Dell Dr Louisville, KY	1.0–3.0	1.0–2.5	1017	$1,649	$1.62	3d	20	0.35mi
115 N Birchwood Ave Louisville, KY	2.0	2.0	1587	$2,150	$1.35	16d	1	0.77mi
102 Weist Pl Unit 110 Louisville, KY	2.0	2.5	1700	$1,650	$0.97	3d	1	0.98mi
1804 Frankfort Ave Unit A Louisville, KY	2.0	1.0	1450	$1,900	$1.31	3d	1	1.04mi
236 Kennedy Ave Louisville, KY	3.0	2.0	1919	$2,400	$1.25	20d	1	1.07mi
1661 Story Ave Unit 1 Louisville, KY	2.0	2.0	1600	$1,640	$1.02	3d	1	1.10mi
2853 Grinstead Dr Unit 2853GRI-2 Louisville, KY	2.0	1.5	1088	$1,295	$1.19	23d	1	1.11mi
303 Axis Dr Louisville, KY	1.0–2.0	1.0–2.0	909	$1,813	$1.99	1d	27	1.48mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 19 events

1. 2026-06-13
   statusdays on market $167,900 Pending 19 DOM
2. 2026-06-10
   days on market $167,900 Active Under Contract 18 DOM
3. 2026-06-09
   days on market $167,900 Active Under Contract 17 DOM
4. 2026-06-08
   days on market $167,900 Active Under Contract 16 DOM
5. 2026-06-07
   days on market $167,900 Active Under Contract 15 DOM
6. 2026-06-03
   days on market $167,900 Active Under Contract 11 DOM
7. 2026-06-02
   days on market $167,900 Active Under Contract 10 DOM
8. 2026-06-01
   days on market $167,900 Active Under Contract 9 DOM
9. 2026-05-31
   days on market $167,900 Active Under Contract 8 DOM
10. 2026-05-23
    listed $164,900 Active
11. 2012-11-05
    soldstatus $99,000
12. 2012-11-02
    soldstatus $99,000 1275-char remark

    Show marketing remark (1275 chars)

    OWNER SAYS SELL! This is a great townhouse! It is a fee simple property with a basement. You actually own the land this home sits on so no condo association to hassle with. The owner is anxious to sell because of her employment out of state. This 3 bedroom, 1-1/2 bath with full walk-out partially finished basement is move-in ready! The eat-in kitchen with newer windows and doors is bright and sunny. You look out over green space in one direction and a beautifully treed backyard from the doorway and the deck! This all brick home is an end unit for additional privacy. There is a second family room and small room downstairs next to the laundry area. The area off the walk-out basement is a fully fenced private patio with a 2 year old hot tub that stays. Upstairs there is a nice size master with two separate closets, a renovated full bath and two other good size bedrooms. All appliances stay with this home including washer and dryer. Some furnishings can remain so keep this in mind. This Clifton townhouse is close to Crescent Hill shopping, dining, expressways, golf courses, and UofL downtown for all your medical students. In fact, if you are looking for a place and want a roommate, there is lots of room in this home. Please call today for your personal tour!!

13. 2012-09-12
    listed $98,500 1275-char remark

    Show marketing remark (1275 chars)

    OWNER SAYS SELL! This is a great townhouse! It is a fee simple property with a basement. You actually own the land this home sits on so no condo association to hassle with. The owner is anxious to sell because of her employment out of state. This 3 bedroom, 1-1/2 bath with full walk-out partially finished basement is move-in ready! The eat-in kitchen with newer windows and doors is bright and sunny. You look out over green space in one direction and a beautifully treed backyard from the doorway and the deck! This all brick home is an end unit for additional privacy. There is a second family room and small room downstairs next to the laundry area. The area off the walk-out basement is a fully fenced private patio with a 2 year old hot tub that stays. Upstairs there is a nice size master with two separate closets, a renovated full bath and two other good size bedrooms. All appliances stay with this home including washer and dryer. Some furnishings can remain so keep this in mind. This Clifton townhouse is close to Crescent Hill shopping, dining, expressways, golf courses, and UofL downtown for all your medical students. In fact, if you are looking for a place and want a roommate, there is lots of room in this home. Please call today for your personal tour!!

14. 2012-08-13
    historical
15. 2012-07-24
    listed $99,900
16. 2012-07-24
    historical
17. 2012-05-17
    listed $99,000
18. 2011-11-14
    historical
19. 2011-05-19
    listed $110,000

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,340
• − Mortgage interest: −$9,405
• − Property taxes: −$2,225
• − Insurance: −$840
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$732
• − Depreciation: −$4,884
• Taxable loss: −$160
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,535/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

• Score: 63/100
• State rank: #333
• US rank: #15887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisville, KY
• County: Jefferson County · 790,184 people
• City population: 769,292
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 20,161
• Household income: $75,798
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 995.0

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 (78%)
• Race & ethnicity: White 78% Black 11% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 4% Korean 1% Tagalog/Filipino 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: ▼ -414.83%
• Current HPI: 242.7908
• Rent YoY: ▲ 2.89%
• 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

+49.9% since first listed

10 events — show timeline

• 2026-05-23 Listed $164,900 Metro Search MLS
• 2012-11-05 Sold (Public Records) $99,000 Public Records
• 2012-11-02 Sold (MLS) $99,000 Metro Search MLS
• 2012-09-12 Listed $98,500 Metro Search MLS
• 2012-08-13 Listing Removed — Metro Search MLS
• 2012-07-24 Listing Removed — Metro Search MLS
• 2012-07-24 Listed $99,900 Metro Search MLS
• 2012-05-17 Listed $99,000 Metro Search MLS
• 2011-11-14 Listing Removed — Metro Search MLS
• 2011-05-19 Listed $110,000 Metro Search MLS

Property tax history

+4.9%/yr

Latest (2025): $2,225 · -1.9% YoY. Source: county tax records.