1810 Calk Lake Rd · Jeffersonville, KY 40337

$135,000

2 bd · 1.0 ba · 640 sqft · Other public records · 72 Days on market

3,240 sqft lot $211/sqft · 6% below area Est $225k · 40% under $24/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +8.3/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this 2 bedroom, 1 bathroom cabin in beautiful Montgomery County, Kentucky. Very cozy and partially secluded, and within walking distance of Calk Lake. Enjoy dinner on the deck with friends and family while admiring the water, or take the boat out for a day of fishing. The possibilities are endless

Key facts

• Walking distance
• Calk lake
• Dinner on the deck

Tags

• WALKING DISTANCE
• CALK LAKE
• DINNER ON THE DECK
• FISHING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (16.9% below list).
• Recommended offer: $112k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.3% in Jeffersonville — 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 61/100 on livability (#382 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety D+, schools F, amenities F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($933 loan paydown + $9k appreciation (6.7% local appreciation)).
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $112,138 (16.9% 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 72 days. Have you received any prior offers? Is the seller open to a 17% 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 F-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. 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 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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $224,953
• List price: $135,000
• Delta: -39.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.06×
• Total profit: $40,133
• Equity at exit: $90,877

10-year hold

• IRR: 15.2%
• Equity multiple: 4.19×
• Total profit: $120,406
• Equity at exit: $170,256

Cash invested: $37,800 (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 40337

• Home prices YoY: 2.9%
• Active inventory: 43
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$24
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-71

Break-even live

Break-even rent $1,211

Max offer price $124,717

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 72 DOM
2. 2026-06-17
   days on market $135,000 Active 71 DOM
3. 2026-06-16
   days on market $135,000 Active 70 DOM
4. 2026-06-15
   days on market $135,000 Active 69 DOM
5. 2026-06-14
   days on market $135,000 Active 67 DOM
6. 2026-06-13
   days on market $135,000 Active 66 DOM
7. 2026-06-10
   days on market $135,000 Active 64 DOM
8. 2026-06-09
   days on market $135,000 Active 63 DOM
9. 2026-06-08
   days on market $135,000 Active 62 DOM
10. 2026-06-07
    days on market $135,000 Active 61 DOM
11. 2026-06-03
    days on market $135,000 Active 57 DOM
12. 2026-06-02
    days on market $135,000 Active 56 DOM
13. 2026-06-01
    days on market $135,000 Active 55 DOM
14. 2026-05-31
    days on market $135,000 Active 54 DOM
15. 2026-05-31
    days on market $135,000 Active 53 DOM
16. 2026-03-27
    listed $135,000 Active 308-char remark

    Show marketing remark (308 chars)

    Discover this 2 bedroom, 1 bathroom cabin in beautiful Montgomery County, Kentucky. Very cozy and partially secluded, and within walking distance of Calk Lake. Enjoy dinner on the deck with friends and family while admiring the water, or take the boat out for a day of fishing. The possibilities are endless

17. 2017-07-13
    soldstatus $30,000 Sold 767-char remark

    Show marketing remark (767 chars)

    A cabin by the lake, really! Here it is at a reasonable price. This cute 2 BR, 1 BA cozy cabin with a fireplace, open living-kitchen area, deck built to maximize the view of the lake, wildlife in abundance and it is one of those you will not believe until you see it. And yes, it does have a metal roof.....you will even be looking forward to a rainy evening. Located on the well recognized Sid Calk Lake, with the advantages of private lake living. Great for weekend get-a-ways, cool fall nights, holiday gatherings, or year round living, Calk Lake is a community of like minded folks enjoying camaraderie, fishing, toes in the water, sweet iced tea on the dock, the fire pit or just a warm summer breeze in the privacy of your own deck. Come explore this community.

18. 2017-07-13
    soldstatus $30,000

    Show marketing remark (767 chars)

    A cabin by the lake, really! Here it is at a reasonable price. This cute 2 BR, 1 BA cozy cabin with a fireplace, open living-kitchen area, deck built to maximize the view of the lake, wildlife in abundance and it is one of those you will not believe until you see it. And yes, it does have a metal roof.....you will even be looking forward to a rainy evening. Located on the well recognized Sid Calk Lake, with the advantages of private lake living. Great for weekend get-a-ways, cool fall nights, holiday gatherings, or year round living, Calk Lake is a community of like minded folks enjoying camaraderie, fishing, toes in the water, sweet iced tea on the dock, the fire pit or just a warm summer breeze in the privacy of your own deck. Come explore this community.

19. 2017-06-21
    status Pending 767-char remark

    Show marketing remark (767 chars)

    A cabin by the lake, really! Here it is at a reasonable price. This cute 2 BR, 1 BA cozy cabin with a fireplace, open living-kitchen area, deck built to maximize the view of the lake, wildlife in abundance and it is one of those you will not believe until you see it. And yes, it does have a metal roof.....you will even be looking forward to a rainy evening. Located on the well recognized Sid Calk Lake, with the advantages of private lake living. Great for weekend get-a-ways, cool fall nights, holiday gatherings, or year round living, Calk Lake is a community of like minded folks enjoying camaraderie, fishing, toes in the water, sweet iced tea on the dock, the fire pit or just a warm summer breeze in the privacy of your own deck. Come explore this community.

20. 2017-05-22
    listed $38,000 Active 767-char remark

    Show marketing remark (767 chars)

    A cabin by the lake, really! Here it is at a reasonable price. This cute 2 BR, 1 BA cozy cabin with a fireplace, open living-kitchen area, deck built to maximize the view of the lake, wildlife in abundance and it is one of those you will not believe until you see it. And yes, it does have a metal roof.....you will even be looking forward to a rainy evening. Located on the well recognized Sid Calk Lake, with the advantages of private lake living. Great for weekend get-a-ways, cool fall nights, holiday gatherings, or year round living, Calk Lake is a community of like minded folks enjoying camaraderie, fishing, toes in the water, sweet iced tea on the dock, the fire pit or just a warm summer breeze in the privacy of your own deck. Come explore this community.

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,457
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − HOA: −$288
• − Depreciation: −$3,927
• Taxable loss: −$3,174
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $-91/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Jeffersonville

• Score: 61/100
• State rank: #382
• US rank: #18158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,461

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.70%
• Current HPI: 241.3612
• Rent YoY: —
• Metro: —
• 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

+255.3% since first listed

5 events — show timeline

• 2026-03-27 Listed $135,000 ImagineMLS
• 2017-07-13 Sold (Public Records) $30,000 Public Records
• 2017-07-13 Sold (MLS) $30,000 ImagineMLS
• 2017-06-21 Pending — ImagineMLS
• 2017-05-22 Listed $38,000 ImagineMLS