3775 State Hwy 599 · Jeffersonville, KY 40337

$129,900

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 34 Days on market

1.00 ac lot Est $127k · at est. ↓ 2% since listing

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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 +17.3/30.0
• Appreciation +8.3/10.0
• ARV discount +6.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Many updates! Relax and enjoy the beautiful scenic views from this freshly painted front porch. Large updated bathroom. Newly added central heat and air system. All new flooring, new tankless water heater, new interior doors, new light fixtures and fan. Owner Agent licensed in Kentucky. Licensed residential appraiser in state of Kentucky.

Key facts

• Front deck
• Laundry room
• Cozy living area

Tags

• 1 ACRE
• CUTE KITCHEN
• LAUNDRY ROOM
• COZY LIVING AREA
• FRONT DECK
• SCENIC VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $126k (3.2% below list).
• Recommended offer: $126k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, amenities F, commute 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.
• Zoned schools: Camargo Elementary School (math 19% / reading 40%, grade F, #393 of 676 statewide, top 63%, 576 students, 64% FRL); Mcnabb Middle School (math 19% / reading 47%, grade F, #112 of 217 statewide, top 53%, 1,018 students, 55% FRL); Montgomery County High School (math 29% / reading 39%, grade F, #89 of 254 statewide, top 36%, 1,279 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• 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 ($898 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,785 (3.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $126,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3775 State Hwy 599	0.00mi	2/1.0	888 (0%)	2mo	$127,000	$143	98

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.6%
• Equity multiple: 2.35×
• Total profit: $49,075
• Equity at exit: $87,444

10-year hold

• IRR: 18.6%
• Equity multiple: 4.81×
• Total profit: $138,398
• Equity at exit: $163,824

Cash invested: $36,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $96

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $186	-5% $141	+0% $96	+5% $51	+10% $6
Rent	-10% $-3	-5% $46	+0% $96	+5% $146	+10% $195
Rate	-1.0pp $161	-0.5pp $129	base $96	+0.5pp $62	+1.0pp $28

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-23
   soldstatus $127,000
2. 2026-03-26
   status Pending
3. 2026-02-19
   listed $129,900 Active
4. 2024-11-22
   soldstatus $112,500
5. 2024-11-21
   soldstatus $112,000 Closed 344-char remark

   Show marketing remark (344 chars)

   Many updates! Relax and enjoy the beautiful scenic views from this freshly painted front porch. Large updated bathroom. Newly added central heat and air system. All new flooring, new tankless water heater, new interior doors, new light fixtures and fan. Owner Agent licensed in Kentucky. Licensed residential appraiser in state of Kentucky.

6. 2024-10-02
   status Pending 344-char remark

   Show marketing remark (344 chars)

   Many updates! Relax and enjoy the beautiful scenic views from this freshly painted front porch. Large updated bathroom. Newly added central heat and air system. All new flooring, new tankless water heater, new interior doors, new light fixtures and fan. Owner Agent licensed in Kentucky. Licensed residential appraiser in state of Kentucky.

7. 2024-02-24
   price $120,000 344-char remark

   Show marketing remark (344 chars)

   Many updates! Relax and enjoy the beautiful scenic views from this freshly painted front porch. Large updated bathroom. Newly added central heat and air system. All new flooring, new tankless water heater, new interior doors, new light fixtures and fan. Owner Agent licensed in Kentucky. Licensed residential appraiser in state of Kentucky.

8. 2023-11-09
   listed $130,000 Active 344-char remark

   Show marketing remark (344 chars)

   Many updates! Relax and enjoy the beautiful scenic views from this freshly painted front porch. Large updated bathroom. Newly added central heat and air system. All new flooring, new tankless water heater, new interior doors, new light fixtures and fan. Owner Agent licensed in Kentucky. Licensed residential appraiser in state of Kentucky.

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $15,094
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,779
• Taxable loss: −$974
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,386/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

-2.3% since first listed

8 events — show timeline

• 2026-04-23 Sold (Public Records) $127,000 Public Records
• 2026-03-26 Pending — ImagineMLS
• 2026-02-19 Listed $129,900 ImagineMLS
• 2024-11-22 Sold (Public Records) $112,500 Public Records
• 2024-11-21 Sold (MLS) $112,000 ImagineMLS
• 2024-10-02 Pending — ImagineMLS
• 2024-02-24 Price Changed $120,000 ImagineMLS
• 2023-11-09 Listed $130,000 ImagineMLS