4824 Brenda Dr · Louisville/Jefferson County metro government (balance), KY 40219

$200,000

4 bd · 1.0 ba · 1,300 sqft · SingleFamily · 2 Days on market

Built 1960 0.31 ac lot Est $199k · at est.

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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 +15.5/30.0
• ARV discount +7.3/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• 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 MLS

NO SUBAGENCY. GREAT LOCATION, GREAT PRICE! LOTS OF UPDATES IN THIS LOVELY HOME. ROOF, FURNACE, CENTRAL AIR, WATER HEATER ALL UPDATED WITHIN LAST 5 YEARS! LARGE FENCED LOT! KITCHEN UPDATED W/PRETTY OAK CABINETRY. HURRY!!

Key facts

• Accessible location
• Generous lot
• 2-car garage

Tags

• GENEROUS LOT
• SPACIOUS LIVING AREAS
• FUNCTIONAL FLOOR PLAN
• 2-CAR GARAGE
• ACCESSIBLE LOCATION

Property features AI

Finance

• Other: Subdivision: Rangeland
• HOA & community: No association fee

Exterior

• Parking: Detached garage; Two garage spaces; Driveway parking
• Utilities: Electricity connected; Public utilities implied (electric service present)
• Home design: Single-family ranch-style home; One story; Entry on side
• Construction: Built in 1960; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Partial chain-link fencing; Lot dimensions approximately 99 x 218

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Primary bedroom on the first floor; Three first-floor bedrooms
• Bathrooms: One full bathroom on the first floor; Two full bathrooms listed among rooms (first floor)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Four total bedrooms; Five closets; No basement; Four total main rooms (per interior count); Eight total rooms
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $79 ($946/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 $171k (14.4% below list).
• Recommended offer: $171k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+2.6%/yr); 103 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $87k; list at $200k implies a 130% 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 $171,178 (14.4% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $198,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5402 Rustic Way	0.09mi	3/1.0 (-1)	1,277 (-2%)	2mo	$195,000	$153	86
4319 Plantus Pl	0.29mi	4/1.0	1,380 (+6%)	5mo	$165,000	$120	72
5415 Ripple Ln	0.21mi	4/2.0	1,396 (+7%)	7mo	$179,000	$128	68
1602 Rangeland Rd	0.48mi	4/1.0	1,210 (-7%)	1mo	$210,000	$174	65
5209 Cedrus Cir	0.25mi	3/1.0 (-1)	1,190 (-8%)	5mo	$155,000	$130	65
4805 E Indian Trl	0.59mi	3/2.0 (-1)	1,334 (+3%)	1mo	$240,000	$180	58
5407 Robinwood Rd	0.30mi	3/1.0 (-1)	1,150 (-12%)	5mo	$205,000	$178	58
4884 Brenda Dr	0.35mi	3/1.0 (-1)	1,147 (-12%)	3mo	$185,000	$161	56
5104 Kilmer Blvd	0.35mi	4/1.0	1,488 (+14%)	5mo	$210,000	$141	55
4909 Lagoona Dr	0.53mi	3/1.0 (-1)	1,406 (+8%)	4mo	$190,000	$135	53
4607 Plane Tree Dr	0.34mi	3/1.0 (-1)	1,120 (-14%)	5mo	$225,000	$201	52
4917 Tubman Ct	0.71mi	3/1.0 (-1)	1,483 (+14%)	5mo	$216,500	$146	34

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-28,100
• Equity at exit: $29,821

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-20,896
• Equity at exit: $17,292

Cash invested: $56,000 (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 40219

• Rents YoY: 2.6%
• Active inventory: 103
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $79

Break-even live

Break-even rent $1,612

Max offer price $200,000

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5117 Alba Way Louisville, KY	3.0	1.0	900	$1,450	$1.61	23d	1	0.22mi
4903 De Priest Ct Louisville, KY	4.0	1.5	1283	$1,850	$1.44	10d	1	0.30mi
5809 Russett Pl Unit 5707-200 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	23d	1	0.60mi
5603 Regal Dr Louisville, KY	3.0	1.0	947	$1,500	$1.58	15d	1	0.67mi
5319 Rangeland Rd Louisville, KY	1.0–4.0	1.0–2.0	1225	$1,810	$1.48	3d	10	0.77mi
4206 Saint Francis Ln Louisville, KY	3.0	1.0	910	$1,500	$1.65	23d	1	0.97mi
5111 Lammers Ln Louisville, KY	3.0	1.0	1175	$1,400	$1.19	11d	1	1.02mi
4520 Norene Ln Louisville, KY	3.0	2.0	1161	$1,695	$1.46	23d	1	1.03mi
3620 E Indian Trl Louisville, KY	3.0	1.0	1134	$1,495	$1.32	3d	1	1.10mi
5024 Delaware Dr Louisville, KY	3.0	1.0	890	$1,500	$1.69	16d	1	1.15mi

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $200,000 Pending 2 DOM

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$24/yr (+$2/mo · 1.4%)

ⓘ 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 ≥105°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,541
• − Mortgage interest: −$11,203
• − Property taxes: −$1,696
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$5,818
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $1,537/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

+199.0% since first listed

5 events — show timeline

• 2026-06-13 Pending — Metro Search MLS
• 2026-06-11 Listed $200,000 Metro Search MLS
• 2019-06-13 Sold (Public Records) $87,000 Public Records
• 1998-06-08 Sold (MLS) $62,800 Metro Search MLS
• 1996-10-22 Listed $66,900 Metro Search MLS

Property tax history

+12.2%/yr

Latest (2025): $1,696 · +52.6% YoY. Source: county tax records.