1935 Lilly Ln · Jeffersonville, IN 47130

$165,000

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 2 Days on market

Built 1960 9,548 sqft lot Est $219k · 25% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible fixer-upper opportunity in the established Gardenside subdivision! Priced to reflect its current as-is condition, this 3-bedroom, 1.5-bath ranch-style home sits on a spacious 9,000 sq. ft. corner lot and is perfect for investors, flippers, or buyers looking to build serious sweat equity. With 1,421 sq. ft. of living space, a durable brick exterior, a concrete slab foundation, and fully functional mechanical systems including central air and gas forced-air heat, the bones are solid. The home needs interior paint and flooring—cosmetic updates that give you the opportunity to customize to your taste. Enjoy the large lot, concrete patio, attached 1-car garage, and the extra spa

Key facts

• Gas forced-air heat
• Large lot
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• DURABLE BRICK EXTERIOR
• CONCRETE SLAB FOUNDATION
• CENTRAL AIR
• GAS FORCED-AIR HEAT
• LARGE LOT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Water available (public); Public sewer
• Home design: Single-story; Brick exterior; Resale property
• Construction: Built with brick; Shingle roof; Poured foundation; 1,421 above-grade finished area
• Exterior features: Corner lot; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Main-level laundry room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.3% vs local median 3.5% in Jeffersonville — 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 83/100 on livability (#8 in IN, #843 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-.
• Greater Clark County Schools (suburban): math 26% / reading 37% proficiency, ranked #224 of 301 in IN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 425 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 911 units permitted in Clark County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Clark County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $165,000

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. 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: 1.04% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $218,834
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 Liberty Ct	0.37mi	3/2.0	1,433 (+1%)	4mo	$243,000	$170	77
2127 Middle Rd	0.21mi	3/1.5	1,570 (+10%)	2mo	$97,500	$62	71
2225 Woodland Dr	0.35mi	3/2.0	1,286 (-10%)	0mo	$245,000	$191	65
1943 Cheryl Dr	0.36mi	3/1.0	1,317 (-7%)	5mo	$135,000	$103	65
921 Camelot Ct	0.44mi	3/1.0	1,326 (-7%)	3mo	$214,900	$162	64
2006 Liberty Dr	0.36mi	3/2.0	1,609 (+13%)	0mo	$247,000	$154	59
24 Louise St	0.72mi	4/1.0 (+1)	1,401 (-1%)	1mo	$202,500	$145	57
1917 Joy Ct	0.75mi	3/1.0	1,380 (-3%)	3mo	$200,000	$145	56
38 Louise St	0.70mi	4/2.0 (+1)	1,464 (+3%)	1mo	$209,500	$143	54
2004 Liberty Dr	0.37mi	3/2.0	1,216 (-14%)	3mo	$240,000	$197	54
623 Kewanna	0.65mi	4/1.5 (+1)	1,326 (-7%)	3mo	$195,000	$147	51
789 Rose Ave	0.36mi	2/2.0 (-1)	1,212 (-15%)	2mo	$223,000	$184	50

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-13,448
• Equity at exit: $24,602

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-5,315
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 47130

• Rents YoY: 0.6%
• Active inventory: 425
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$865
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $273

Break-even live

Break-even rent $1,369

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2067 Aster Dr Jeffersonville, IN	3.0	2.0	1200	$1,900	$1.58	43d	1	0.36mi
725 Goyne Dr Jeffersonville, IN	3.0	1.0	925	$1,600	$1.73	11d	1	0.58mi
2727 Middle Rd Jeffersonville, IN	1.0–2.0	1.0–1.5	850	$977	$1.15	1d	13	0.60mi
1919 Viking Dr Jeffersonville, IN	2.0	1.5	932	$1,065	$1.14	3d	2	0.64mi
1008 Sharon Dr Jeffersonville, IN	3.0	1.0	1000	$1,200	$1.20	43d	1	0.76mi
2099 Paddle Wheel Dr Jeffersonville, IN	3.0	2.5	1616	$2,155	$1.33	11d	1	0.85mi
2100 Steamboat Way Jeffersonville, IN	3.0	2.5	1616	$1,990	$1.23	3d	1	0.87mi
2098 Steamboat Way Jeffersonville, IN	3.0	2.5	1616	$2,010	$1.24	20d	1	0.87mi
2088 Steamboat Way Jeffersonville, IN	3.0	2.5	1616	$2,060	$1.27	23d	1	0.89mi
2072 Sarah Dr Jeffersonville, IN	3.0	2.5	1616	$2,005	$1.24	23d	1	0.92mi
2063 Paddle Wheel Dr Jeffersonville, IN	3.0	2.5	1616	$2,020	$1.25	3d	1	0.92mi
2051 Paddle Wheel Dr Jeffersonville, IN	3.0	2.5	1616	$1,985	$1.23	19d	1	0.94mi
2058 N Sarah Dr Jeffersonville, IN	3.0	2.5	1616	$2,015	$1.25	3d	1	0.94mi
2063 N Sarah Dr Jeffersonville, IN	3.0	2.5	1616	$2,090	$1.29	2d	1	0.96mi
2405 Ashley Dr Jeffersonville, IN	2.0	1.0	1200	$1,050	$0.88	43d	1	1.11mi
3130 Middle Rd Jeffersonville, IN	1.0–2.0	1.0	950	$1,280	$1.35	2d	12	1.12mi
1229 Cedarview Dr Jeffersonville, IN	3.0	1.0	1100	$1,595	$1.45	14d	1	1.14mi
3117 Middle Rd Jeffersonville, IN	2.0	2.0	1200	$1,074	$0.90	43d	2	1.16mi
1718 Birchbark Ln Jeffersonville, IN	3.0	1.0	1044	$1,600	$1.53	23d	1	1.21mi
3013 Northern Falcon Ridge Dr Jeffersonville, IN	3.0	2.0	1540	$1,800	$1.17	43d	1	1.30mi

Listing history 1 events

1. 2026-05-27
   listed $165,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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: $20,577
• − Mortgage interest: −$9,243
• − Property taxes: −$1,774
• − Insurance: −$825
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$4,800
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $3,119/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: Greater Clark County Schools
• NCES district ID: 1803940
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $47,838
• Composite: 27.2/100
• National rank: #7020
• State rank: #224 of 301 in IN

Livability — Jeffersonville

• Score: 83/100
• State rank: #8
• US rank: #843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersonville, IN
• County: Clark County · 108,879 people
• City population: 50,514
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 50,514
• Household income: $70,290
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 1088.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 126,401 people
• By 2030: 131,455 · +4.0%
• By 2040: 140,471 · +11.1%
• By 2050: 147,677 · +16.8%
• By 2075: 161,702 · +27.9%
• By 2100: 164,078 · +29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+20.4) · D 38.9% · R 59.3% · Other 1.8%
• 2008→2024 swing: -13.3pp toward R · 2008: -7.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+18.3 2016: R+22.0 2012: R+9.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.13%
• Current HPI: 218.1985
• Rent YoY: ▲ 0.58%
• Metro: Louisville/Jefferson County, KY-IN
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

1 event — show timeline

• 2026-05-27 Listed $165,000 SIRA

Property tax history

+19.1%/yr

Latest (2024): $1,774 · +6.9% YoY. Source: county tax records.