6109 Yellowsands Dr · Louisville/Jefferson County metro government (balance), KY 40219

$245,000

3 bd · 2.5 ba · 2,320 sqft · SingleFamily · 23 Days on market

Built 1991 9,548 sqft lot Est $313k · 22% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Public Remarks Welcome home to 6109 Yellowsands Dr! This charming, meticulously maintained property features modern updates throughout, offering a complete move-in-ready experience. The home provides the convenience of first-floor living with an accessible and efficient layout. Upon entering, you will find a spacious living room with two skylights that provide ample natural light. The main level includes a large master bedroom with a private full bathroom, two additional bedrooms, and a second full bath. All kitchen stainless steel appliances are included. You can also enjoy relaxing views of the creek from the deck located just off the living room. Additionally, the walk-out basement provi

Key facts

• Two skylights
• Half bath
• Second kitchen

Tags

• FIRST FLOOR LIVING
• SPACIOUS LIVING ROOM
• TWO SKYLIGHTS
• WALK OUT BASEMENT
• SECOND KITCHEN
• HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $76 ($912/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 $214k (12.5% below list).
• Recommended offer: $214k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 C — 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.
• Zoned schools: Hartstern Elementary (math 8% / reading 32%, grade F, #568 of 676 statewide, top 84%, 527 students, 67% FRL).
• Market conditions: Rents rising (+2.6%/yr); 104 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• At $2,144/mo this rent would consume 46% of the median local household income ($56k/yr) (locally 1533% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $245k implies a 248% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,444 (12.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $313,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6105 Rocky Mountain Dr	0.24mi	4/3.0 (+1)	2,268 (-2%)	5mo	$297,000	$131	74
7817 Lariat Rd	0.51mi	3/2.5	2,360 (+2%)	5mo	$319,000	$135	69
6104 Ledgerock Cove Pl	0.56mi	3/2.5	2,385 (+3%)	3mo	$475,000	$199	67
6908 Rock Hollow Dr	0.29mi	3/2.5	2,056 (-11%)	2mo	$275,000	$134	65
7904 Cresthaven Dr	0.71mi	3/2.0	2,316 (-0%)	7mo	$500,000	$216	59
6710 Woodrow Way	0.72mi	3/2.5	2,472 (+7%)	6mo	$375,000	$152	51
6504 Mandeville Rd	0.63mi	4/2.5 (+1)	2,509 (+8%)	2mo	$300,000	$120	50
6214 Green Manor Dr	0.52mi	3/1.5	2,020 (-13%)	5mo	$257,000	$127	46
7701 Beagle Pl	0.60mi	3/3.5	2,601 (+12%)	4mo	$384,000	$148	44
6811 Copra Ln	0.69mi	3/2.0	2,031 (-12%)	3mo	$252,000	$124	43
5009 E Batalina Ct	0.74mi	4/4.0 (+1)	2,375 (+2%)	9mo	$272,500	$115	43
5517 Pico Ln	0.71mi	3/2.0	1,979 (-15%)	4mo	$270,000	$136	37

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-35,714
• Equity at exit: $36,530

10-year hold

• IRR: -6.6%
• Equity multiple: 0.59×
• Total profit: $-28,338
• Equity at exit: $21,183

Cash invested: $68,600 (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 40219

• Rents YoY: 2.6%
• Active inventory: 104
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,144 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$102
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $76

Break-even live

Break-even rent $2,048

Max offer price $245,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $145	+0% $76	+5% $7	+10% $-63
Rent	-10% $-93	-5% $-9	+0% $76	+5% $161	+10% $245
Rate	-1.0pp $199	-0.5pp $138	base $76	+0.5pp $12	+1.0pp $-52

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6503 Buisson Ln Louisville, KY	4.0	2.5	1904	$2,385	$1.25	4d	1	0.19mi
6103 Port Antonio Rd Louisville, KY	4.0	2.5	1904	$2,310	$1.21	18d	1	0.25mi
5703 Georgia Ln Louisville, KY	4.0	4.0	2852	$2,700	$0.95	25d	1	0.50mi
7901 Bridlewood Pl Louisville, KY	3.0	1.5	1650	$1,799	$1.09	5d	1	0.59mi
7901 Bridlewood Pl Louisville, KY	3.0	1.5	1650	$1,799	$1.09	13d	1	0.59mi
5319 Rangeland Rd Louisville, KY	1.0–4.0	1.0–2.0	1225	$1,577	$1.29	5d	10	1.05mi

Listing history 22 events

1. 2026-06-21
   days on market $245,000 Active 23 DOM
2. 2026-06-18
   days on market $245,000 Active 20 DOM
3. 2026-06-17
   days on market $245,000 Active 19 DOM
4. 2026-06-16
   days on market $245,000 Active 18 DOM
5. 2026-06-15
   days on market $245,000 Active 17 DOM
6. 2026-06-13
   days on market $245,000 Active 15 DOM
7. 2026-06-10
   days on market $245,000 Active 12 DOM
8. 2026-06-09
   days on market $245,000 Active 11 DOM
9. 2026-06-08
   days on market $245,000 Active 10 DOM
10. 2026-06-07
    days on market $245,000 Active 9 DOM
11. 2026-06-03
    pricestatus $245,000 Active 5 DOM
12. 2026-04-06
    status Pending
13. 2026-04-01
    listed $260,000 Active
14. 2012-11-16
    soldstatus $70,325
15. 2012-08-16
    listed $77,000
16. 2011-03-01
    historical
17. 2010-10-07
    listed $129,950
18. 2009-02-13
    soldstatus $118,000
19. 2009-02-13
    soldstatus $118,000
20. 2008-11-14
    listed $118,000
21. 2008-10-04
    historical
22. 2008-05-06
    listed $119,900

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,733
• − Mortgage interest: −$13,724
• − Property taxes: −$2,108
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$7,127
• Taxable loss: −$3,235
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $1,688/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): 39,909
• Household income: $55,720
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 1533.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Black 26% Hispanic / Latino 25% Two or more races 16% Asian 1%
• Hispanic origin (detail): Mexican 8% Cuban 14%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 21% · Canada
• Languages at home: 70% English-only · Spanish 22% French/Haitian/Cajun 3% Arabic 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: ▼ -278.92%
• Current HPI: 264.3235
• Rent YoY: ▲ 2.61%
• 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

+116.8% since first listed

11 events — show timeline

• 2026-04-06 Pending — Metro Search MLS
• 2026-04-01 Listed $260,000 Metro Search MLS
• 2012-11-16 Sold (MLS) $70,325 Metro Search MLS
• 2012-08-16 Listed $77,000 Metro Search MLS
• 2011-03-01 Listing Removed — Metro Search MLS
• 2010-10-07 Listed $129,950 Metro Search MLS
• 2009-02-13 Sold (Public Records) $118,000 Public Records
• 2009-02-13 Sold (MLS) $118,000 Metro Search MLS
• 2008-11-14 Listed $118,000 Metro Search MLS
• 2008-10-04 Listing Removed — Metro Search MLS
• 2008-05-06 Listed $119,900 Metro Search MLS

Property tax history

+4.9%/yr

Latest (2025): $2,108 · +43.8% YoY. Source: county tax records.