1705 Anchorage Ct · Charlestown, IN 40059

$399,900

3 bd · 3.0 ba · 2,608 sqft · SingleFamily · 80 Days on market

Built 2005 7,405 sqft lot $153/sqft · 22% below area Est $513k · 22% under $13/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled along the scenic Ohio River in the highly sought-after Yacht Club Estates community, this beautifully updated 3-bedroom, 3-bath home offers the perfect blend of relaxed river living and everyday family comfort. Located just minutes from Prospect's best dining, shopping, River Road, the Gene Snyder 265, and the brand-new Goshen Oldham Public Library, this home places you close to everything while still feeling like a private retreat. Designed for easy, low-maintenance living, the home features quality finishes throughout, including granite details, all new kitchen appliances (2024), a refreshed laundry room with granite sink and custom cabinetry, a new high-end Speed Queen washer and dryer, and a new roof installed in July 2025. The spacious layout offers both functionality and warmth, with room to grow thanks to an unfinished basement section already plumbed for an additional bathroom. Outside, enjoy a manageable fenced yard ideal for pets, play, or relaxing evenings without the upkeep of a large property. HOA services make life even easier with weekly mowing, seasonal landscaping, and trash pickup included for just $150/month. For those who love the outdoors and river lifestyle, inquire about the available 40-foot boat slip at the gated Rose Island Marina. Neighborhood amenities include convenient boat storage, a floating snack and drink bar, and summer food trucks that make every weekend feel like a getaway. Families will especially appreciate being located in the award-winning North Oldham County school district, with bus pickup conveniently nearby. Experience the charm of a close-knit river community paired with modern updates, low-maintenance living, and access to everything Prospect has to offer. This is more than a home — it's a lifestyle.

Key facts

• Not in a flood zone
• New cabinets
• Granite sink

Tags

• NOT IN A FLOOD ZONE
• NEW KITCHEN APPLIANCES
• NEW ROOF
• GRANITE SINK
• NEW CABINETS
• NEW SHOWER ENCLOSURE

🏷️ Possibly a rental listed for sale. The $399,900 price doesn't fit this home's estimated sale value (~$512,776) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-453 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (30.0% below list).
• Recommended offer: $280k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.2% in Charlestown — 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 65/100 on livability (#352 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Oldham County (suburban): math 48% / reading 55% proficiency, ranked #6 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Harmony Elementary School (math 56% / reading 59%, grade C+, #45 of 676 statewide, top 7%, 632 students, 12% FRL); North Oldham Middle School (math 51% / reading 66%, grade B, #4 of 217 statewide, top 2%, 787 students, 11% FRL); North Oldham High School (math 67% / reading 63%, grade B, #2 of 254 statewide, top 0%, 995 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising fast (+4.8%/yr); high-income renter base; 402 units permitted in Oldham County in 2024 (56 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Oldham County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• 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 $280,099 (30.0% 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. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.9

CMA / ARV

• ARV (median comp): $512,776
• List price: $399,900
• Delta: -22.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 Anchorage Ct	0.02mi	3/2.0	2,660 (+2%)	0mo	$425,000	$160	91
1804 Rivers Landing Dr	0.37mi	3/3.0	2,617 (+0%)	2mo	$650,000	$248	80
1928 Rivers Landing Dr	0.07mi	4/3.0 (+1)	2,582 (-1%)	13mo	$615,000	$238	79
1706 Victory Pl	0.18mi	4/3.5 (+1)	2,622 (+0%)	16mo	$517,900	$198	70
1122 Riverside Dr	0.41mi	2/3.0 (-1)	2,475 (-5%)	2mo	$430,000	$174	66
1626 Victory Ct	0.18mi	4/3.5 (+1)	2,740 (+5%)	13mo	$475,000	$173	66
1916 Rivers Landing Dr	0.12mi	3/2.5	2,973 (+14%)	5mo	$645,000	$217	65
1700 Coral Ct	0.13mi	4/2.5 (+1)	2,285 (-12%)	5mo	$440,000	$193	62
1701 Coral Ct	0.11mi	4/2.0 (+1)	2,805 (+8%)	15mo	$400,000	$143	61
2005 River View Ct	0.25mi	3/3.0	2,997 (+15%)	10mo	$724,995	$242	55
1908 Landing Rd	0.48mi	4/3.5 (+1)	2,921 (+12%)	11mo	$470,000	$161	42

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 · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.21×
• Total profit: $-88,454
• Equity at exit: $59,626

10-year hold

• IRR: -13.1%
• Equity multiple: 0.18×
• Total profit: $-92,107
• Equity at exit: $34,576

Cash invested: $111,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 40059

• Rents YoY: 4.8%
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$389 /mo · $4,664/yr
• Insurance: −$167
• HOA: −$13
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-453

Break-even live

Break-even rent $3,374

Max offer price $319,941

Occupancy floor —

Sensitivity live

Price	-10% $-226	-5% $-339	+0% $-453	+5% $-566	+10% $-679
Rent	-10% $-674	-5% $-563	+0% $-453	+5% $-342	+10% $-231
Rate	-1.0pp $-251	-0.5pp $-351	base $-453	+0.5pp $-556	+1.0pp $-662

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: trashlandscapingsecurity

Listing history 30 events

1. 2026-06-21
   days on market $399,900 Active 80 DOM
2. 2026-06-18
   days on market $399,900 Active 77 DOM
3. 2026-06-17
   days on market $399,900 Active 76 DOM
4. 2026-06-16
   days on market $399,900 Active 75 DOM
5. 2026-06-15
   days on market $399,900 Active 74 DOM
6. 2026-06-13
   days on market $399,900 Active 72 DOM
7. 2026-06-10
   days on market $399,900 Active 69 DOM
8. 2026-06-09
   days on market $399,900 Active 68 DOM
9. 2026-06-08
   days on market $399,900 Active 67 DOM
10. 2026-06-07
    days on market $399,900 Active 66 DOM
11. 2026-06-05
    days on market $399,900 Active 63 DOM
12. 2026-06-03
    days on market $399,900 Active 62 DOM
13. 2026-06-02
    days on market $399,900 Active 61 DOM
14. 2026-06-01
    days on market $399,900 Active 60 DOM
15. 2026-05-31
    days on market $399,900 Active 59 DOM
16. 2026-04-09
    price $399,900 1790-char remark

    Show marketing remark (1790 chars)

    Nestled along the scenic Ohio River in the highly sought-after Yacht Club Estates community, this beautifully updated 3-bedroom, 3-bath home offers the perfect blend of relaxed river living and everyday family comfort. Located just minutes from Prospect's best dining, shopping, River Road, the Gene Snyder 265, and the brand-new Goshen Oldham Public Library, this home places you close to everything while still feeling like a private retreat. Designed for easy, low-maintenance living, the home features quality finishes throughout, including granite details, all new kitchen appliances (2024), a refreshed laundry room with granite sink and custom cabinetry, a new high-end Speed Queen washer and dryer, and a new roof installed in July 2025. The spacious layout offers both functionality and warmth, with room to grow thanks to an unfinished basement section already plumbed for an additional bathroom. Outside, enjoy a manageable fenced yard ideal for pets, play, or relaxing evenings without the upkeep of a large property. HOA services make life even easier with weekly mowing, seasonal landscaping, and trash pickup included for just $150/month. For those who love the outdoors and river lifestyle, inquire about the available 40-foot boat slip at the gated Rose Island Marina. Neighborhood amenities include convenient boat storage, a floating snack and drink bar, and summer food trucks that make every weekend feel like a getaway. Families will especially appreciate being located in the award-winning North Oldham County school district, with bus pickup conveniently nearby. Experience the charm of a close-knit river community paired with modern updates, low-maintenance living, and access to everything Prospect has to offer. This is more than a home — it's a lifestyle.

17. 2026-04-02
    listed $409,900 Active 1790-char remark

    Show marketing remark (1790 chars)

    Nestled along the scenic Ohio River in the highly sought-after Yacht Club Estates community, this beautifully updated 3-bedroom, 3-bath home offers the perfect blend of relaxed river living and everyday family comfort. Located just minutes from Prospect's best dining, shopping, River Road, the Gene Snyder 265, and the brand-new Goshen Oldham Public Library, this home places you close to everything while still feeling like a private retreat. Designed for easy, low-maintenance living, the home features quality finishes throughout, including granite details, all new kitchen appliances (2024), a refreshed laundry room with granite sink and custom cabinetry, a new high-end Speed Queen washer and dryer, and a new roof installed in July 2025. The spacious layout offers both functionality and warmth, with room to grow thanks to an unfinished basement section already plumbed for an additional bathroom. Outside, enjoy a manageable fenced yard ideal for pets, play, or relaxing evenings without the upkeep of a large property. HOA services make life even easier with weekly mowing, seasonal landscaping, and trash pickup included for just $150/month. For those who love the outdoors and river lifestyle, inquire about the available 40-foot boat slip at the gated Rose Island Marina. Neighborhood amenities include convenient boat storage, a floating snack and drink bar, and summer food trucks that make every weekend feel like a getaway. Families will especially appreciate being located in the award-winning North Oldham County school district, with bus pickup conveniently nearby. Experience the charm of a close-knit river community paired with modern updates, low-maintenance living, and access to everything Prospect has to offer. This is more than a home — it's a lifestyle.

18. 2026-01-19
    price $420,000
19. 2026-01-12
    price $430,000
20. 2022-09-06
    soldstatus $375,000
21. 2022-09-01
    soldstatus $375,000 Closed
22. 2022-08-02
    status Pending
23. 2022-07-13
    listed $375,000 Active
24. 2022-07-11
    historical
25. 2022-06-28
    listed $382,000 Active
26. 2017-12-08
    soldstatus $273,000
27. 2017-12-07
    soldstatus $273,000 Closed
28. 2017-11-17
    historical Active Under Contract
29. 2017-10-08
    listed $310,000 Active
30. 2005-06-27
    soldstatus $247,500

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

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $4,664 · $389/mo
• Projected year-2 tax: $4,664 · $389/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,612
• − Mortgage interest: −$22,401
• − Property taxes: −$4,664
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − HOA: −$156
• − Depreciation: −$11,633
• Taxable loss: −$12,620
• Est. tax savings @ 24.0%: +$3,029
• After-tax cash flow: $-2,403/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: Oldham County
• NCES district ID: 2104530
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 55% ▼ -14.00%
• Median HH income: $84,329
• Composite: 47.29/100
• National rank: #2303
• State rank: #6 of 165 in KY

Livability — Charlestown

• Score: 65/100
• State rank: #352
• US rank: #13430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 790,184 people
• City population: 419,741
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 20,892
• Household income: $152,727
• Rent vs Own: 12.6% rent · 87.4% own
• Severe rent burden: 255.0

Population outlook (Oldham County) Hauer SSP2

• Today (2025): 75,661 people
• By 2030: 80,948 · +7.0%
• By 2040: 90,894 · +20.1%
• By 2050: 100,168 · +32.4%
• By 2075: 123,605 · +63.4%
• By 2100: 133,523 · +76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Italian 3% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Chinese 1% Spanish 1%

Political lean MEDSL · Oldham

• 2024 margin: Strong R (+22.6) · D 37.7% · R 60.3% · Other 2.0%
• 2008→2024 swing: +8.1pp toward D · 2008: -30.7pp · 2024: -22.6pp
• All cycles: 2024: R+22.6 2020: R+21.4 2016: R+31.1 2012: R+36.6 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.22%
• Current HPI: 229.5964
• Rent YoY: ▲ 4.81%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+61.6% since first listed

15 events — show timeline

• 2026-04-09 Price Changed $399,900 Metro Search MLS
• 2026-04-02 Listed $409,900 Metro Search MLS
• 2026-01-19 Price Changed $420,000 Metro Search MLS
• 2026-01-12 Price Changed $430,000 Metro Search MLS
• 2022-09-06 Sold (Public Records) $375,000 Public Records
• 2022-09-01 Sold (MLS) $375,000 Metro Search MLS
• 2022-08-02 Pending — Metro Search MLS
• 2022-07-13 Listed $375,000 Metro Search MLS
• 2022-07-11 Listing Removed — Metro Search MLS
• 2022-06-28 Listed $382,000 Metro Search MLS
• 2017-12-08 Sold (Public Records) $273,000 Public Records
• 2017-12-07 Sold (MLS) $273,000 Metro Search MLS
• 2017-11-17 Contingent — Metro Search MLS
• 2017-10-08 Listed $310,000 Metro Search MLS
• 2005-06-27 Sold (Public Records) $247,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,664 · +0.1% YoY. Source: county tax records.