5800 Weatherburn Ct · Louisville/Jefferson County metro government (balance), KY 40059

$515,000

5 bd · 3.5 ba · 3,562 sqft · SingleFamily · 5 Days on market

Built 2002 0.26 ac lot $31/mo HOA · 1% of rent

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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).

• Cash flow +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You truly get the WOW factor the moment you walk into this home. Right away you see the rich hardwood flooring that stretches throughout the first floor. The two story foyer features a beautiful angled staircase. AS you walk through the formal living and dining rooms you'll see crown molding and wainscoting. The kitchen boasts cherry finished cabinets, granite tops, tile backsplash, a walk-in pantry and flows into the huge family room. w/fireplace, vaulted ceilings and tons of natural light. A large laundry room, half bath and breakfast area complete the first floor. On the second floor you'll find a king size owner's suite w/sitting area & elegant bath. The master bath is loaded with windows, whirlpool tub, separate shower and enormous walk-in closet. The 2nd & 3rd bedrooms also have vaulted ceilings. All 4 bedrooms are very spacious. The basement is a walkout and it's finished. It offers the fifth bedroom, third full bath, office space, full kitchen and plenty of room for a billiard table and large screen TV. It walks out to a stone paved patio. The lot at the end of a cul-de-sac and has a flat back yard. Other features include irrigation system, tiled bath floors, oversized deck, humidifier, zoned HVAC and more. This home is in a fantastic neighborhood close to the Summit, Springhurst Town Center, Brownsboro Crossing, the Gene Snyder and I-71. Best of all, this home is in ''move-in-condition''.

Key facts

• Eat in kitchen
• Primary suite
• Formal dining area

Tags

• TWO STORY FOYER
• VAULTED LIVING ROOM
• FORMAL DINING AREA
• EAT IN KITCHEN
• UPDATED GRANITE
• PRIMARY SUITE

Property features AI

Finance

• Other: Property listed as residential — single family residence
• HOA & community: Subdivision: WOLF TRACE; Association fee applies ($375)

Exterior

• Parking: Attached garage with 2 spaces; Driveway parking; Front entry to garage
• Utilities: Electricity connected; Natural gas service
• Home design: Single family residence; Traditional style; 2 stories; Built in 2002
• Construction: Vinyl siding exterior; Shingle roof; Poured concrete foundation
• Exterior features: Located on a cul-de-sac; No fencing

Interior

• Kitchen: Main kitchen on the first floor; Dining room and separate dining area on the first floor
• Bedrooms: Five bedrooms total; Primary bedroom on the second floor; Basement bedroom present
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom on the second floor; At least one full bathroom in the basement; Half bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Two HVAC units; Central air conditioning (two cooling units listed)
• Interior features: Walkout finished basement; One fireplace; 13 rooms (total listed as 13 rooms in some fields and 17 in others); Game room
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $77 ($922/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 $429k (16.8% below list).
• Recommended offer: $429k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Louisville/Jefferson County metro government (balance) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising fast (+4.8%/yr); 242 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 34% of the median local income ($153k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $15k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $315k; list at $515k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $428,702 (16.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $1,118,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9100 Hensley Ct	0.13mi	6/2.5 (+1)	3,845 (+8%)	3mo	$475,000	$124	69
6007 Passionflower Dr	0.59mi	4/3.5 (-1)	3,585 (+1%)	2mo	$1,240,000	$346	65
6203 Snowberry Dr	0.61mi	4/3.5 (-1)	3,740 (+5%)	1mo	$1,213,435	$324	58
9205 Bergamot Dr	0.51mi	5/4.0	3,834 (+8%)	5mo	$899,000	$234	57
6221 Starflower St	0.70mi	4/3.5 (-1)	3,485 (-2%)	7mo	$1,275,000	$366	53
6119 Passionflower Dr	0.74mi	4/3.5 (-1)	3,416 (-4%)	2mo	$891,000	$261	53
6430 Stonecrop Dr	0.71mi	5/3.5	3,277 (-8%)	1mo	$825,000	$252	52
6115 Passionflower Dr	0.72mi	5/3.5	3,248 (-9%)	3mo	$850,000	$262	49
6432 Stonecrop Dr	0.72mi	5/4.5	3,330 (-6%)	6mo	$810,000	$243	47
6012 Passionflower Dr	0.63mi	4/3.5 (-1)	3,160 (-11%)	1mo	$1,083,000	$343	46
6020 Passionflower Dr	0.66mi	4/3.5 (-1)	3,117 (-12%)	1mo	$995,000	$319	43
6407 Stonecrop Dr	0.65mi	4/3.5 (-1)	3,030 (-15%)	1mo	$950,000	$314	39

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: -13.4%
• Equity multiple: 0.51×
• Total profit: $-70,699
• Equity at exit: $76,788

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-21,778
• Equity at exit: $44,528

Cash invested: $144,200 (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 40059

• Rents YoY: 4.8%
• Active inventory: 242
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,287 high
• Mortgage (P&I): −$2,701
• Tax from tax record: −$364 /mo · $4,363/yr
• Insurance: −$215
• HOA: −$31
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $77

Break-even live

Break-even rent $4,190

Max offer price $515,000

Occupancy floor 93%

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9511 Mozart Ct Prospect, KY	4.0	2.5	2618	$2,999	$1.15	16d	1	0.29mi
6024 Passionflower Dr Prospect, KY	5.0	3.5	3829	$6,000	$1.57	1d	1	0.67mi
6204 Moonseed St Prospect, KY	4.0	3.5	2986	$5,000	$1.67	23d	1	0.71mi
6218 Mistflower Cir Prospect, KY	4.0	3.5	3374	$5,500	$1.63	23d	1	0.76mi
6220 Mistflower Cir Prospect, KY	4.0	3.5	3270	$4,995	$1.53	23d	1	0.76mi
9507 Civic Way Prospect, KY	4.0	3.5	2629	$4,500	$1.71	16d	1	0.88mi
8707 Featherbell Blvd Prospect, KY	5.0	3.5	3269	$4,750	$1.45	23d	1	0.88mi
6411 Moonseed St Prospect, KY	4.0	3.5	2553	$4,285	$1.68	1d	1	0.95mi
9916 Spring Gate Dr Louisville, KY	4.0	2.5	2950	$3,000	$1.02	11d	1	1.41mi
7703 Wolfpen Ridge Dr Prospect, KY	4.0	3.5	4100	$4,195	$1.02	3d	1	1.44mi
11036 Symington Cir Louisville, KY	4.0	3.5	3300	$3,000	$0.91	16d	1	1.46mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: pool

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-29
   listed $515,000 Active
3. 2016-07-28
   soldstatus $315,000
4. 2012-11-28
   soldstatus $287,990
5. 2012-11-19
   soldstatus $287,990 1428-char remark

   Show marketing remark (1428 chars)

   You truly get the WOW factor the moment you walk into this home. Right away you see the rich hardwood flooring that stretches throughout the first floor. The two story foyer features a beautiful angled staircase. AS you walk through the formal living and dining rooms you'll see crown molding and wainscoting. The kitchen boasts cherry finished cabinets, granite tops, tile backsplash, a walk-in pantry and flows into the huge family room. w/fireplace, vaulted ceilings and tons of natural light. A large laundry room, half bath and breakfast area complete the first floor. On the second floor you'll find a king size owner's suite w/sitting area & elegant bath. The master bath is loaded with windows, whirlpool tub, separate shower and enormous walk-in closet. The 2nd & 3rd bedrooms also have vaulted ceilings. All 4 bedrooms are very spacious. The basement is a walkout and it's finished. It offers the fifth bedroom, third full bath, office space, full kitchen and plenty of room for a billiard table and large screen TV. It walks out to a stone paved patio. The lot at the end of a cul-de-sac and has a flat back yard. Other features include irrigation system, tiled bath floors, oversized deck, humidifier, zoned HVAC and more. This home is in a fantastic neighborhood close to the Summit, Springhurst Town Center, Brownsboro Crossing, the Gene Snyder and I-71. Best of all, this home is in ''move-in-condition''.

6. 2012-09-10
   listed $294,990 1428-char remark

   Show marketing remark (1428 chars)

   You truly get the WOW factor the moment you walk into this home. Right away you see the rich hardwood flooring that stretches throughout the first floor. The two story foyer features a beautiful angled staircase. AS you walk through the formal living and dining rooms you'll see crown molding and wainscoting. The kitchen boasts cherry finished cabinets, granite tops, tile backsplash, a walk-in pantry and flows into the huge family room. w/fireplace, vaulted ceilings and tons of natural light. A large laundry room, half bath and breakfast area complete the first floor. On the second floor you'll find a king size owner's suite w/sitting area & elegant bath. The master bath is loaded with windows, whirlpool tub, separate shower and enormous walk-in closet. The 2nd & 3rd bedrooms also have vaulted ceilings. All 4 bedrooms are very spacious. The basement is a walkout and it's finished. It offers the fifth bedroom, third full bath, office space, full kitchen and plenty of room for a billiard table and large screen TV. It walks out to a stone paved patio. The lot at the end of a cul-de-sac and has a flat back yard. Other features include irrigation system, tiled bath floors, oversized deck, humidifier, zoned HVAC and more. This home is in a fantastic neighborhood close to the Summit, Springhurst Town Center, Brownsboro Crossing, the Gene Snyder and I-71. Best of all, this home is in ''move-in-condition''.

ⓘ 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: $4,363 · $364/mo
• Projected year-2 tax: $4,429 · $369/mo
• Expected delta: +$66/yr (+$5/mo · 1.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $51,444
• − Mortgage interest: −$28,848
• − Property taxes: −$4,363
• − Insurance: −$2,575
• − Repairs & maintenance: −$4,116
• − Management: −$4,116
• − HOA: −$372
• − Depreciation: −$14,982
• Taxable loss: −$7,927
• Est. tax savings @ 24.0%: +$1,902
• After-tax cash flow: $2,824/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 — Louisville/Jefferson County metro government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Louisville/Jefferson County metro government (balance), KY
• 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 (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 (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 · 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: ▼ -159.22%
• Current HPI: 229.5964
• Rent YoY: ▲ 4.81%
• 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

+74.6% since first listed

6 events — show timeline

• 2026-05-05 Pending — Metro Search MLS
• 2026-04-29 Listed $515,000 Metro Search MLS
• 2016-07-28 Sold (Public Records) $315,000 Public Records
• 2012-11-28 Sold (Public Records) $287,990 Public Records
• 2012-11-19 Sold (MLS) $287,990 Metro Search MLS
• 2012-09-10 Listed $294,990 Metro Search MLS

Property tax history

+3.3%/yr

Latest (2025): $4,363 · -1.9% YoY. Source: county tax records.