13410 Prospect Glen Way · River Bluff, KY 40059

$194,500

2 bd · 2.0 ba · 904 sqft · Condo · 3 Days on market

Built 2004 $215/sqft · at area comps Est $203k · at est. $24/mo HOA · 1% 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 +18.1/30.0
• ARV discount +9.4/15.0
• DSCR +5.7/10.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated, first-floor, corner unit condo within desirable North Oldham County school district. Located just minutes from Prospect's best restaurants, shopping, and schools, this unit offers a low maintenance lifestyle with convenient single-floor living. Featuring new luxury vinyl plank flooring and fresh paint throughout, this condo is truly move-in ready. The kitchen offers ample cabinet and counter space, and opens to the dining and living areas. Includes washer and dryer. The primary bedroom features a walk-in closet and oversized en-suite bathroom. Enjoy the private patio with additional storage. Parking includes a covered carport. Pets are welcome in this community.

Key facts

• Fresh paint
• Walk-in closet
• First-floor

Tags

• FIRST-FLOOR
• CORNER UNIT
• LOW MAINTENANCE LIFESTYLE
• SINGLE-FLOOR LIVING
• FRESH PAINT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Building has 3 floors and 63 condo units in the complex; Laundry located in unit and rentals are allowed in the subdivision; Subdivision: Prospect Glen; Directions: US-42 to Ridgemoor Dr to street.
• HOA & community: HOA/association applies; Association amenities include storage; Association fee covers exterior maintenance, groundskeeping, master insurance, snow removal, and trash; Association fee applies

Exterior

• Parking: Detached assigned parking (1 space); Surface parking available (1 surface space in subdivision)
• Utilities: Electricity connected; Natural gas available
• Home design: Condominium; One-story unit; Located on level 1; Architectural style: Other
• Construction: Built in 2004; Vinyl siding, wood frame with stone veneer; Shingle roof; Slab foundation
• Exterior features: Cleared, level lot; Storm sewer; Covenants/restrictions apply; No fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 2 bedrooms, both on the first floor (primary bedroom on the first floor)
• Bathrooms: 2 full bathrooms, both on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Great room; Total of 7 rooms; No basement
• Laundry & utility: In-unit laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $194k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $185k (4.7% below list).
• Recommended offer: $185k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#242 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Oldham County (suburban): math 48% / reading 55% proficiency, ranked #6 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.8%/yr); 242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 402 units permitted in Oldham County in 2024 (56 in 5+ unit buildings).
• This rent is only 15% of the median local income ($153k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Oldham County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,435 (4.7% 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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.95% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $203,114
• List price: $194,500
• Delta: -4.24%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.81% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-17,147
• Equity at exit: $29,001

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $13,775
• Equity at exit: $16,817

Cash invested: $54,460 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$81
• HOA: −$24
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $172

Break-even live

Break-even rent $1,637

Max offer price $194,500

Occupancy floor 86%

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13202 Prospect Glen Way Prospect, KY	2.0	2.0	848	$1,450	$1.71	21d	1	0.05mi

HOA detail condo

• Monthly dues: $24 · $288/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $194,500 Active 3 DOM
2. 2026-06-17
   days on market $194,500 Active 2 DOM
3. 2026-06-16
   statusdays on marketlisting id $194,500 Active 1 DOM
4. 2026-06-07
   statusdays on market $194,500 Pending 25 DOM
5. 2026-06-05
   days on market $194,500 Active 23 DOM
6. 2026-06-03
   days on market $194,500 Active 22 DOM
7. 2026-06-02
   days on market $194,500 Active 21 DOM
8. 2026-06-01
   days on market $194,500 Active 20 DOM
9. 2026-05-31
   days on market $194,500 Active 19 DOM
10. 2026-05-12
    listed $194,500 Active 679-char remark
11. 2014-04-04
    soldstatus $275,000
12. 2011-03-10
    soldstatus $81,000
13. 2011-02-03
    historical
14. 2010-08-03
    historical
15. 2010-08-03
    listed $95,000
16. 2010-07-21
    listed $89,900
17. 2004-04-27
    soldstatus $110,000
18. 2004-02-20
    listed $110,000

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,252
• − Mortgage interest: −$10,895
• − Property taxes: −$2,019
• − Insurance: −$972
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$288
• − Depreciation: −$5,658
• Taxable loss: −$1,140
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $2,334/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: Oldham County
• NCES district ID: 2104530
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 55% ▼ -14.00%
• Median HH income: $84,329
• Composite: 47.29/100
• National rank: #2303
• State rank: #6 of 165 in KY

Livability — River Bluff

• Score: 66/100
• State rank: #242
• US rank: #11821

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 790,184 people
• 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 (Oldham County) Hauer SSP2

• Today (2025): 75,661 people
• By 2030: 80,948 · +7.0%
• By 2040: 90,894 · +20.1%
• By 2050: 100,168 · +32.4%
• By 2075: 123,605 · +63.4%
• By 2100: 133,523 · +76.5%

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 · Oldham

• 2024 margin: Strong R (+22.6) · D 37.7% · R 60.3% · Other 2.0%
• 2008→2024 swing: +8.1pp toward D · 2008: -30.7pp · 2024: -22.6pp
• All cycles: 2024: R+22.6 2020: R+21.4 2016: R+31.1 2012: R+36.6 2008: R+30.7

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

+76.8% since first listed

9 events — show timeline

• 2026-06-15 Listed $194,500 Metro Search MLS
• 2014-04-04 Sold (Public Records) $275,000 Public Records
• 2011-03-10 Sold (Public Records) $81,000 Public Records
• 2011-02-03 Listing Removed — Metro Search MLS
• 2010-08-03 Listed $95,000 Metro Search MLS
• 2010-08-03 Listing Removed — Metro Search MLS
• 2010-07-21 Listed $89,900 Metro Search MLS
• 2004-04-27 Sold (MLS) $110,000 Metro Search MLS
• 2004-02-20 Listed $110,000 Metro Search MLS

Property tax history

+5.9%/yr

Latest (2025): $2,019 · +0.1% YoY. Source: county tax records.