9612 Westport Rd Apt 11 · Rolling Hills, KY 40241

$100,000

2 bd · 1.0 ba · 899 sqft · Condo · 37 Days on market

Built 1979 $400/mo HOA · 28% 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 +17.7/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +4.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 9612 Westport Rd #11. This condo is located on the top floor of the building and features 2 bedrooms, 1 bathroom, lots of updates, and a patio. The monthly HOA fee covers water, sewer, ground keeping, exterior maintenance, master insurance, and snow removal. Owner only pays LGE. Rentals and pets are allowed. There is laundry located in the basement as well as storage.

Key facts

• Extra storage space
• Private patio
• Recent improvements

Tags

• PRIVATE PATIO
• RECENT IMPROVEMENTS
• BASEMENT LAUNDRY FACILITIES
• EXTRA STORAGE SPACE

Property features AI

Finance

• Other: Building contains 36 condo units across 3 floors; Unit living area reported as 899 (source: other)
• Financial info: Association fee: $4,800 (annual)
• HOA & community: Condo association with annual association fee

Exterior

• Parking: Front entry parking
• Utilities: Electricity connected; Natural gas fuel
• Home design: Condominium unit in a traditional-style building; Located on level 3 within the building; One-story unit (building has 1 story listed for the unit); Built in 1979
• Construction: Brick construction; Shingle roof; Crawl space foundation
• Exterior features: Balcony; Cleared lot

Interior

• Kitchen: Kitchen on the first floor; Separate dining room on the first floor
• Bedrooms: Two bedrooms, both on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Four closets; No basement; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $81 ($969/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 94/100 on livability (#4 in KY, #11 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+.
• 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.
• Zoned schools: Zachary Taylor Elementary (math 8% / reading 27%, grade F, #602 of 676 statewide, top 90%, 301 students, 68% FRL); Westport Middle (math 16% / reading 38%, grade F, #172 of 217 statewide, top 80%, 1,177 students, 55% FRL); Waggener High (math 8% / reading 27%, grade F, #221 of 254 statewide, top 87%, 863 students, 66% FRL).
• Market conditions: Rents rising (+3.1%/yr); 113 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $691 of loan paydown is wiped out by about $3k 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 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.14% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-10,629
• Equity at exit: $14,910

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-865
• Equity at exit: $8,646

Cash invested: $28,000 (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 40241

• Rents YoY: 3.1%
• Active inventory: 113
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$524
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$42
• HOA: −$400
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $81

Break-even live

Break-even rent $1,312

Max offer price $100,000

Occupancy floor 89%

Sensitivity live

Price	-10% $137	-5% $109	+0% $81	+5% $52	+10% $24
Rent	-10% $-31	-5% $25	+0% $81	+5% $137	+10% $192
Rate	-1.0pp $131	-0.5pp $106	base $81	+0.5pp $55	+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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9304 Aylesbury Dr Unit 2 Louisville, KY	1.0	1.0	758	$1,100	$1.45	23d	1	0.29mi
2504 Langdon Dr Apt 8 Louisville, KY	1.0	1.0	750	$950	$1.27	16d	1	0.35mi
9910 Shining Willow Dr Louisville, KY	1.0–3.0	1.0–2.0	1054	$1,945	$1.84	3d	18	0.59mi
500 Valhalla Ct Louisville, KY	1.0–3.0	1.0–2.0	995	$1,650	$1.66	5d	39	0.70mi
1904 Wickham Way Louisville, KY	3.0	1.0	1053	$1,875	$1.78	25d	1	0.74mi
8801 Malvern Hill Rd Unit 2 Louisville, KY	2.0	1.0	700	$999	$1.43	25d	1	0.79mi
8701 Bayberry Pl Unit 3 Louisville, KY	2.0	1.0	830	$1,150	$1.39	22d	1	0.93mi
9407 La Grange Rd Unit 1 Louisville, KY	1.0	1.0	650	$795	$1.22	13d	1	1.07mi
2014 Cedarcrest Dr Louisville, KY	3.0	2.0	1040	$1,975	$1.90	5d	1	1.13mi
806 Granite Dr Louisville, KY	2.0	1.0–2.0	576	$1,205	$2.09	5d	23	1.17mi
3700 Springhurst Blvd Louisville, KY	1.0–3.0	1.0–2.0	998	$1,514	$1.52	3d	29	1.28mi
10500 Drumlin Dr Blue Ridge Manor, KY	1.0–3.0	1.0–2.0	1117	$1,834	$1.64	3d	23	1.42mi
11000 Indian Legends Dr Louisville, KY	1.0–3.0	1.0–2.5	1165	$1,616	$1.39	3d	9	1.44mi
4201 Simcoe Ln Louisville, KY	3.0	1.0–2.0	961	$2,082	$2.17	3d	25	1.46mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: watersewersnow removalexterior maint.insurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $100,000 Active 37 DOM
2. 2026-06-18
   days on market $100,000 Active 34 DOM
3. 2026-06-17
   days on market $100,000 Active 33 DOM
4. 2026-06-16
   days on market $100,000 Active 32 DOM
5. 2026-06-15
   days on market $100,000 Active 31 DOM
6. 2026-06-13
   days on market $100,000 Active 29 DOM
7. 2026-06-10
   days on market $100,000 Active 26 DOM
8. 2026-06-09
   days on market $100,000 Active 25 DOM
9. 2026-06-08
   days on market $100,000 Active 24 DOM
10. 2026-06-07
    days on market $100,000 Active 23 DOM
11. 2026-06-03
    days on market $100,000 Active 19 DOM
12. 2026-06-02
    days on market $100,000 Active 18 DOM
13. 2026-06-01
    days on market $100,000 Active 17 DOM
14. 2026-05-31
    days on market $100,000 Active 16 DOM
15. 2026-05-15
    listed $100,000 Active
16. 2025-06-30
    soldstatus $85,000
17. 2025-06-26
    soldstatus $85,000 Closed 381-char remark

    Show marketing remark (381 chars)

    Welcome to 9612 Westport Rd #11. This condo is located on the top floor of the building and features 2 bedrooms, 1 bathroom, lots of updates, and a patio. The monthly HOA fee covers water, sewer, ground keeping, exterior maintenance, master insurance, and snow removal. Owner only pays LGE. Rentals and pets are allowed. There is laundry located in the basement as well as storage.

18. 2025-05-21
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Welcome to 9612 Westport Rd #11. This condo is located on the top floor of the building and features 2 bedrooms, 1 bathroom, lots of updates, and a patio. The monthly HOA fee covers water, sewer, ground keeping, exterior maintenance, master insurance, and snow removal. Owner only pays LGE. Rentals and pets are allowed. There is laundry located in the basement as well as storage.

19. 2025-05-19
    listed $89,900 Active 381-char remark

    Show marketing remark (381 chars)

    Welcome to 9612 Westport Rd #11. This condo is located on the top floor of the building and features 2 bedrooms, 1 bathroom, lots of updates, and a patio. The monthly HOA fee covers water, sewer, ground keeping, exterior maintenance, master insurance, and snow removal. Owner only pays LGE. Rentals and pets are allowed. There is laundry located in the basement as well as storage.

20. 2024-09-18
    soldstatus $75,000
21. 2023-10-20
    historical $995
22. 2023-10-14
    price $995
23. 2023-09-25
    listed $1,095
24. 2023-02-02
    soldstatus $54,000
25. 2019-11-22
    soldstatus $56,000
26. 2019-11-11
    soldstatus $56,000 Closed 675-char remark

    Show marketing remark (675 chars)

    This wonderful spacious 2 bedrooms, 1 full bath condo in a terrific location! The living room/dining area is large, has parquet flooring, coat closet, walk out to a private balcony and an adjacent bonus room great for an office, den or storage area. The bedrooms are good size with large closets. The kitchen with ample cabinetry and is directly adjacent to the dining area perfect for entertaining and making mealtime a snap. The full bath is large and bright. Another large hall closet. The newer windows are energy efficient and easy to clean. A convenient laundry room is located in the lower level.Investors, this is a great rental! Why rent...if you can own your condo.

27. 2019-09-27
    historical Active Under Contract 675-char remark

    Show marketing remark (675 chars)

    This wonderful spacious 2 bedrooms, 1 full bath condo in a terrific location! The living room/dining area is large, has parquet flooring, coat closet, walk out to a private balcony and an adjacent bonus room great for an office, den or storage area. The bedrooms are good size with large closets. The kitchen with ample cabinetry and is directly adjacent to the dining area perfect for entertaining and making mealtime a snap. The full bath is large and bright. Another large hall closet. The newer windows are energy efficient and easy to clean. A convenient laundry room is located in the lower level.Investors, this is a great rental! Why rent...if you can own your condo.

28. 2019-09-21
    listed $55,000 Active 675-char remark

    Show marketing remark (675 chars)

    This wonderful spacious 2 bedrooms, 1 full bath condo in a terrific location! The living room/dining area is large, has parquet flooring, coat closet, walk out to a private balcony and an adjacent bonus room great for an office, den or storage area. The bedrooms are good size with large closets. The kitchen with ample cabinetry and is directly adjacent to the dining area perfect for entertaining and making mealtime a snap. The full bath is large and bright. Another large hall closet. The newer windows are energy efficient and easy to clean. A convenient laundry room is located in the lower level.Investors, this is a great rental! Why rent...if you can own your condo.

29. 2018-01-13
    historical
30. 2017-12-26
    status Active
31. 2017-08-10
    status Pending
32. 2017-07-18
    listed $55,000 Active
33. 2015-01-08
    historical
34. 2015-01-06
    soldstatus $35,000
35. 2015-01-05
    soldstatus $35,000
36. 2014-09-28
    listed $51,500

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

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $844 · $70/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: +$16/yr (+$1/mo · 1.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,970
• − Mortgage interest: −$5,602
• − Property taxes: −$844
• − Insurance: −$500
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$4,800
• − Depreciation: −$2,909
• Taxable loss: −$400
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,065/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 — Rolling Hills

• Score: 94/100
• State rank: #4
• US rank: #11

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rolling Hills, KY
• County: Jefferson County · 790,184 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 30,696
• Household income: $94,078
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 748.0

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 (72%)
• Race & ethnicity: White 72% Black 10% Two or more races 8% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -189.34%
• Current HPI: 226.0049
• Rent YoY: ▲ 3.14%
• 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

+94.2% since first listed

22 events — show timeline

• 2026-05-15 Listed $100,000 Metro Search MLS
• 2025-06-30 Sold (Public Records) $85,000 Public Records
• 2025-06-26 Sold (MLS) $85,000 Metro Search MLS
• 2025-05-21 Pending — Metro Search MLS
• 2025-05-19 Listed $89,900 Metro Search MLS
• 2024-09-18 Sold (Public Records) $75,000 Public Records
• 2023-10-20 Rental Removed $995 Avail
• 2023-10-14 Price Changed $995 Avail
• 2023-09-25 Listed for Rent $1,095 Avail
• 2023-02-02 Sold (Public Records) $54,000 Public Records
• 2019-11-22 Sold (Public Records) $56,000 Public Records
• 2019-11-11 Sold (MLS) $56,000 Metro Search MLS
• 2019-09-27 Contingent — Metro Search MLS
• 2019-09-21 Listed $55,000 Metro Search MLS
• 2018-01-13 Listing Removed — Metro Search MLS
• 2017-12-26 Relisted — Metro Search MLS
• 2017-08-10 Pending — Metro Search MLS
• 2017-07-18 Listed $55,000 Metro Search MLS
• 2015-01-08 Listing Removed — Metro Search MLS
• 2015-01-06 Sold (Public Records) $35,000 Public Records
• 2015-01-05 Sold (MLS) $35,000 Metro Search MLS
• 2014-09-28 Listed $51,500 Metro Search MLS

Property tax history

+4.4%/yr

Latest (2025): $844 · +40.3% YoY. Source: county tax records.