1000 New Cut Rd · Jeffersonville, KY 40337

$154,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 85 Days on market

Built 1985 2.00 ac lot $117/sqft · 10% below area Est $167k · 8% under ↓ 14% 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 +17.7/30.0
• ARV discount +11.0/15.0
• Appreciation +8.3/10.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• 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

Welcome to 1000 New Cut Rd in Jeffersonville! Situated on 2 acres, this 3 bedroom, 2 bath home offers 1,286 sq ft of space with a functional layout and room to make it your own. Inside, you'll find a spacious living area with a fireplace, a large kitchen with ample cabinet space, and a dedicated dining area perfect for everyday living. The split-bedroom style layout provides privacy, while multiple living spaces give flexibility for a growing household or entertaining. The home features a generously sized laundry area, good storage throughout, and plenty of natural light. Outside, enjoy the open acreage with room for outdoor activities, gardening, or simply relaxing in a quiet setting. A detached garage provides excellent space for parking, storage, or a workshop setup.

Key facts

• Spacious living area
• Large kitchen
• 1.52 acres

Tags

• 1.52 ACRES
• SPACIOUS LIVING AREA
• FIREPLACE
• LARGE KITCHEN
• AMPLE CABINET SPACE
• DEDICATED DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $151k (2.2% below list).
• Recommended offer: $145k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 $11k of equity ($1k loan paydown + $10k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $144,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $166,813
• List price: $154,000
• Delta: -7.68%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 2.37×
• Total profit: $58,898
• Equity at exit: $103,667

10-year hold

• IRR: 18.8%
• Equity multiple: 4.84×
• Total profit: $165,627
• Equity at exit: $194,217

Cash invested: $43,120 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $125

Break-even live

Break-even rent $1,347

Max offer price $154,000

Occupancy floor 87%

Sensitivity live

Price	-10% $232	-5% $178	+0% $125	+5% $72	+10% $19
Rent	-10% $6	-5% $66	+0% $125	+5% $185	+10% $244
Rate	-1.0pp $203	-0.5pp $164	base $125	+0.5pp $85	+1.0pp $45

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $154,000 Active 85 DOM
2. 2026-06-17
   days on market $154,000 Active 84 DOM
3. 2026-06-16
   days on market $154,000 Active 83 DOM
4. 2026-06-15
   days on market $154,000 Active 82 DOM
5. 2026-06-14
   days on market $154,000 Active 80 DOM
6. 2026-06-13
   days on market $154,000 Active 79 DOM
7. 2026-06-10
   days on market $154,000 Active 77 DOM
8. 2026-06-09
   days on market $154,000 Active 76 DOM
9. 2026-06-08
   days on market $154,000 Active 75 DOM
10. 2026-06-07
    days on market $154,000 Active 74 DOM
11. 2026-06-03
    days on market $154,000 Active 70 DOM
12. 2026-06-02
    days on market $154,000 Active 69 DOM
13. 2026-06-01
    days on market $154,000 Active 68 DOM
14. 2026-05-31
    days on market $154,000 Active 67 DOM
15. 2026-05-31
    days on market $154,000 Active 66 DOM
16. 2026-05-02
    price $154,000 782-char remark

    Show marketing remark (782 chars)

    Welcome to 1000 New Cut Rd in Jeffersonville! Situated on 2 acres, this 3 bedroom, 2 bath home offers 1,286 sq ft of space with a functional layout and room to make it your own. Inside, you'll find a spacious living area with a fireplace, a large kitchen with ample cabinet space, and a dedicated dining area perfect for everyday living. The split-bedroom style layout provides privacy, while multiple living spaces give flexibility for a growing household or entertaining. The home features a generously sized laundry area, good storage throughout, and plenty of natural light. Outside, enjoy the open acreage with room for outdoor activities, gardening, or simply relaxing in a quiet setting. A detached garage provides excellent space for parking, storage, or a workshop setup.

17. 2026-03-16
    listed $159,000 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to 1000 New Cut Rd in Jeffersonville! Situated on 2 acres, this 3 bedroom, 2 bath home offers 1,286 sq ft of space with a functional layout and room to make it your own. Inside, you'll find a spacious living area with a fireplace, a large kitchen with ample cabinet space, and a dedicated dining area perfect for everyday living. The split-bedroom style layout provides privacy, while multiple living spaces give flexibility for a growing household or entertaining. The home features a generously sized laundry area, good storage throughout, and plenty of natural light. Outside, enjoy the open acreage with room for outdoor activities, gardening, or simply relaxing in a quiet setting. A detached garage provides excellent space for parking, storage, or a workshop setup.

18. 2026-03-16
    historical

    Show marketing remark (782 chars)

    Welcome to 1000 New Cut Rd in Jeffersonville! Situated on 2 acres, this 3 bedroom, 2 bath home offers 1,286 sq ft of space with a functional layout and room to make it your own. Inside, you'll find a spacious living area with a fireplace, a large kitchen with ample cabinet space, and a dedicated dining area perfect for everyday living. The split-bedroom style layout provides privacy, while multiple living spaces give flexibility for a growing household or entertaining. The home features a generously sized laundry area, good storage throughout, and plenty of natural light. Outside, enjoy the open acreage with room for outdoor activities, gardening, or simply relaxing in a quiet setting. A detached garage provides excellent space for parking, storage, or a workshop setup.

19. 2026-03-09
    price $160,000
20. 2025-12-01
    price $165,000
21. 2025-10-27
    price $175,000
22. 2025-10-04
    listed $180,000 Active

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

Taxation est. · year 1

• Rental income: $18,066
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,480
• Taxable loss: −$1,011
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,744/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

-14.4% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $154,000 ImagineMLS
• 2026-03-16 Listing Removed — ImagineMLS
• 2026-03-16 Listed $159,000 ImagineMLS
• 2026-03-09 Price Changed $160,000 ImagineMLS
• 2025-12-01 Price Changed $165,000 ImagineMLS
• 2025-10-27 Price Changed $175,000 ImagineMLS
• 2025-10-04 Listed $180,000 ImagineMLS