13500 Dixie Hwy · Louisville/Jefferson County metro government (balance), KY 40272

$195,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily · 9 Days on market

Built 1958 9,836 sqft lot Est $184k · 6% over

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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 +15.0/30.0
• ARV discount +4.8/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership shows thru this home, if you are looking for a 3 bedroom, split floor plan home with a great layout then you have found it!!! The kitchen is spared no expense with abundance of newer cabinets, granite counter tops,, tiled backsplash and tile floors. Down the hall are 2 large bedrooms and a full bath, Master bedroom has a 1/2 bath. The large back yard has a privacy fence and deck.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• LARGE FENCED BACKYARD
• STORAGE SHED
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS
• NEAR MAJOR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas service
• Home design: Single-family ranch-style home; One story
• Construction: Built in 1958; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Privacy, wood, and chain-link fencing

Interior

• Kitchen: Kitchen with eat-in dining area
• Bedrooms: Three bedrooms total, all on the first floor; Primary bedroom 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; Five closets; No basement; Family room on the main level; Eat-in kitchen on the main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $62 ($742/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 $168k (14.0% below list).
• Recommended offer: $168k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+2.1%/yr); 218 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 23y 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 $168k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $167,777 (14.0% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $184,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13404 Dixie Hwy	0.08mi	3/1.5	986 (-1%)	1mo	$192,000	$195	93
13410 Hinchbrook Blvd	0.26mi	3/1.5	1,018 (+2%)	7mo	$199,000	$195	79
13413 Kinross Blvd	0.17mi	3/1.5	1,068 (+7%)	3mo	$197,000	$184	79
13206 Meadowlawn Dr	0.39mi	3/1.0	1,025 (+2%)	4mo	$183,000	$179	72
13606 Kinross Blvd	0.31mi	3/1.0	1,038 (+4%)	8mo	$195,000	$188	71
7101 Betsy Ross Dr	0.51mi	3/1.0	1,035 (+4%)	0mo	$208,000	$201	68
13405 Lidcomb Ave	0.58mi	3/1.0	1,038 (+4%)	2mo	$182,000	$175	63
13207 Meadowlawn Dr	0.40mi	3/1.0	936 (-6%)	7mo	$159,900	$171	63
7009 Nathan Hale Way	0.50mi	3/1.0	1,038 (+4%)	8mo	$165,000	$159	62
12810 E Orell Rd	0.73mi	2/1.0 (-1)	972 (-3%)	0mo	$75,000	$77	54
7303 Rainbow Dr	0.74mi	2/1.0 (-1)	909 (-9%)	2mo	$168,000	$185	42
13416 N Blakely Ln	0.74mi	2/1.0 (-1)	880 (-12%)	3mo	$50,325	$57	36

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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-29,241
• Equity at exit: $29,075

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-26,762
• Equity at exit: $16,860

Cash invested: $54,600 (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 40272

• Rents YoY: 2.1%
• Active inventory: 218
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $62

Break-even live

Break-even rent $1,599

Max offer price $195,000

Occupancy floor 91%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13217 Forge Cir Louisville, KY	3.0	1.5	1092	$1,495	$1.37	1d	1	0.34mi
6902 Betsy Ross Dr Louisville, KY	4.0	1.0	1230	$1,700	$1.38	14d	1	0.45mi
7019 James Madison Way Louisville, KY	3.0	2.0	1374	$1,750	$1.27	1d	1	0.58mi
12306 Glengrove Cir Louisville, KY	2.0–3.0	1.0–2.0	1215	$1,976	$1.63	1d	36	1.13mi

Listing history 6 events

1. 2026-06-18
   days on market $195,000 Active 9 DOM
2. 2026-06-17
   days on market $195,000 Active 8 DOM
3. 2026-06-16
   days on market $195,000 Active 7 DOM
4. 2026-06-15
   days on market $195,000 Active 6 DOM
5. 2026-06-13
   days on market $195,000 Active 4 DOM
6. 2026-06-10
   listed $195,000 Active 1 DOM

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,133
• − Mortgage interest: −$10,923
• − Property taxes: −$1,917
• − Insurance: −$975
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,673
• Taxable loss: −$2,576
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $1,360/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): 38,289
• Household income: $69,940
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 702.0

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 (77%)
• Race & ethnicity: White 77% Black 9% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Cuban 3%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -262.10%
• Current HPI: 247.2954
• Rent YoY: ▲ 2.07%
• 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

+95.0% since first listed

42 events — show timeline

• 2026-06-09 Listed $195,000 Metro Search MLS
• 2022-08-10 Sold (Public Records) $168,000 Public Records
• 2022-08-09 Sold (MLS) $168,000 Metro Search MLS
• 2022-07-07 Pending — Metro Search MLS
• 2022-06-29 Relisted — Metro Search MLS
• 2022-06-16 Pending — Metro Search MLS
• 2022-05-18 Price Changed $179,900 Metro Search MLS
• 2022-05-18 Listed $179,900 Metro Search MLS
• 2022-05-18 Price Changed $174,900 Metro Search MLS
• 2017-05-08 Sold (Public Records) $90,000 Public Records
• 2017-05-03 Sold (MLS) $90,000 Metro Search MLS
• 2017-03-20 Pending — Metro Search MLS
• 2017-03-18 Listed $89,900 Metro Search MLS
• 2017-03-18 Price Changed $94,000 Metro Search MLS
• 2016-10-26 Sold (MLS) $32,000 Metro Search MLS
• 2016-10-10 Pending — Metro Search MLS
• 2016-10-10 Relisted — Metro Search MLS
• 2016-10-07 Pending — Metro Search MLS
• 2016-09-14 Listed $41,600 Metro Search MLS
• 2016-09-14 Price Changed $31,600 Metro Search MLS
• 2015-05-30 Pending — Metro Search MLS
• 2015-05-30 Listing Removed — Metro Search MLS
• 2015-05-20 Listed $27,000 Metro Search MLS
• 2008-08-05 Listing Removed — Metro Search MLS
• 2008-05-05 Listed $91,900 Metro Search MLS
• 2006-12-13 Sold (Public Records) $85,500 Public Records
• 2006-12-08 Sold (MLS) $85,500 Metro Search MLS
• 2006-10-09 Listed $79,500 Metro Search MLS
• 2006-10-06 Listing Removed — Metro Search MLS
• 2006-06-21 Listed $82,000 Metro Search MLS
• 2006-05-11 Listing Removed — Metro Search MLS
• 2006-03-13 Listed $79,500 Metro Search MLS
• 2006-03-04 Listing Removed — Metro Search MLS
• 2005-12-03 Listed $79,500 Metro Search MLS
• 2005-12-01 Listing Removed — Metro Search MLS
• 2005-08-01 Listed $79,900 Metro Search MLS
• 2005-07-30 Listing Removed — Metro Search MLS
• 2005-03-29 Listed $80,000 Metro Search MLS
• 2004-10-17 Listing Removed — Metro Search MLS
• 2004-04-17 Listed $82,500 Metro Search MLS
• 2004-01-18 Listing Removed — Metro Search MLS
• 2003-07-18 Listed $99,999 Metro Search MLS

Property tax history

+7.5%/yr

Latest (2025): $1,917 · -2.1% YoY. Source: county tax records.