217 S Shawnee Ter · Louisville, KY 40212

$200,000

4 bd · 3.0 ba · 2,583 sqft · SingleFamily · 167 Days on market

Built 1927 6,534 sqft lot Est $191k · 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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +5.4/15.0
• DSCR +4.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to 217 S Shawnee Terrace in the desirable Shawnee Park neighborhood. This updated and spacious home invites you in through a charming, tree-lined, covered front porch and offers a beautifully refreshed interior with refinished floors throughout. Step into a large living room enhanced by a gas fireplace and two generous picture windows that fill the space with natural light. The living room flows seamlessly into an oversized dining room that connects directly to the updated kitchen, creating an ideal environment for daily living and comfortable hosting. A potential Primary Bedroom sits just off the dining room, and a full bathroom is located on the opposite side, adding convenience a

Key facts

• Refinished floors
• Gas fireplace
• Updated kitchen

Tags

• TREE LINED COVERED FRONT PORCH
• REFINISHED FLOORS
• GAS FIREPLACE
• OVERSIZED DINING ROOM
• UPDATED KITCHEN
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Located in the Shawnee subdivision; Directions: West on Broadway, north on Southwestern Parkway to street
• HOA & community: No association fee

Exterior

• Parking: Rear entry parking
• Utilities: Electricity connected
• Home design: Single-family residence; Two-story home (with primary bedroom on the first floor); Built in 1927; Shingle roof; Aluminum siding
• Construction: Year built 1927; Aluminum siding construction; Shingle roof; Above-grade finished area and additional finished and unfinished below-grade space
• Exterior features: Level lot; Full wood fence

Interior

• Kitchen: Kitchen located on the first floor; Dining room adjacent to the kitchen on the first floor
• Bedrooms: 4 bedrooms total; Primary bedroom on the first floor; Three bedrooms on the second floor
• Bathrooms: 3 full bathrooms (full baths on the first floor and additional full bathrooms on upper and basement levels)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 13 total rooms; Finished basement; Basement family room and additional finished basement rooms
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $52 ($624/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 $165k (17.6% below list).
• Recommended offer: $165k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.0% in Louisville — 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 63/100 on livability (#333 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D+, schools D-.
• 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 flat; 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $6k; list at $200k implies a 3090% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,857 (17.6% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $191,142
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Glendora Ave	0.17mi	3/3.0 (-1)	2,536 (-2%)	16mo	$220,000	$87	71
111 S 40th St	0.42mi	3/2.5 (-1)	2,458 (-5%)	8mo	$184,500	$75	58
321 S 41st St	0.37mi	4/2.0	2,440 (-6%)	20mo	$190,000	$78	53
304 Shawnee Dr	0.17mi	4/2.0	2,296 (-11%)	22mo	$170,000	$74	52
4334 Vermont Ave	0.44mi	3/2.5 (-1)	2,704 (+5%)	18mo	$208,000	$77	49
621 S 41st St	0.64mi	5/2.5 (+1)	2,470 (-4%)	10mo	$170,000	$69	47
234 S 41st St	0.29mi	3/2.0 (-1)	2,403 (-7%)	23mo	$169,000	$70	47
123 N 40th St	0.44mi	4/2.0	2,401 (-7%)	24mo	$92,679	$39	44
118 S 42nd St	0.22mi	3/1.5 (-1)	2,323 (-10%)	21mo	$144,900	$62	44
632 S 43rd St	0.63mi	3/3.0 (-1)	2,242 (-13%)	17mo	$80,000	$36	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.93×
• Total profit: $108,151
• Equity at exit: $180,176

10-year hold

• IRR: 21.0%
• Equity multiple: 6.51×
• Total profit: $308,397
• Equity at exit: $388,556

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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 141
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $52

Break-even live

Break-even rent $1,583

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $165	-5% $109	+0% $52	+5% $-5	+10% $-61
Rent	-10% $-78	-5% $-13	+0% $52	+5% $117	+10% $182
Rate	-1.0pp $153	-0.5pp $103	base $52	+0.5pp $0	+1.0pp $-53

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3909 W Broadway Louisville, KY	5.0	2.0	2000	$1,745	$0.87	17d	1	0.90mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	4d	1	1.47mi

Listing history 9 events

1. 2026-05-13
   status Active
2. 2026-05-08
   historical
3. 2026-05-06
   status Active
4. 2026-04-29
   historical Active Under Contract
5. 2026-04-16
   status Active
6. 2026-04-08
   historical Active Under Contract
7. 2026-03-19
   price $200,000
8. 2025-12-03
   listed $205,000 Active
9. 2004-03-01
   soldstatus $6,270

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$302/yr (+$25/mo · 21.3%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,783
• − Mortgage interest: −$11,203
• − Property taxes: −$1,418
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,818
• Taxable loss: −$2,822
• Est. tax savings @ 24.0%: +$677
• After-tax cash flow: $1,301/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

• Score: 63/100
• State rank: #333
• US rank: #15887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisville, KY
• County: Jefferson County · 790,184 people
• City population: 769,292
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

+3089.8% since first listed

9 events — show timeline

• 2026-05-13 Relisted — Metro Search MLS
• 2026-05-08 Listing Removed — Metro Search MLS
• 2026-05-06 Relisted — Metro Search MLS
• 2026-04-29 Contingent — Metro Search MLS
• 2026-04-16 Relisted — Metro Search MLS
• 2026-04-08 Contingent — Metro Search MLS
• 2026-03-19 Price Changed $200,000 Metro Search MLS
• 2025-12-03 Listed $205,000 Metro Search MLS
• 2004-03-01 Sold (Public Records) $6,270 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,418 · -1.9% YoY. Source: county tax records.