1159 W Indian Trl · Louisville/Jefferson County metro government (balance), KY 40213

$100,000

2 bd · 1.0 ba · 754 sqft · SingleFamily

Built 1949 Est $152k · 34% under

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Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice brick home. Currently excellent rental property. Big yard. Priced below assessed value!

Key facts

• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.1% 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 B — 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: 47 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $51k; list at $100k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $100,000

Questions for the listing agent

1. Built in 1949 — 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: 1.23% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $152,308
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Becker Ave	0.25mi	2/1.0	828 (+10%)	6mo	$167,450	$202	67
1218 Kremer Ave	0.29mi	2/1.0	850 (+13%)	14mo	$200,000	$235	53
1258 Vim Dr	0.43mi	1/1.0 (-1)	672 (-11%)	20mo	$110,000	$164	40
4833 Partridge Run	0.73mi	2/1.0	828 (+10%)	16mo	$173,000	$209	36
1341 Vim DR Dr	0.55mi	2/1.0	866 (+15%)	20mo	$85,000	$98	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $3,898
• Equity at exit: $14,910

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $29,275
• Equity at exit: $8,646

Cash invested: $28,000 (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 40213

• Active inventory: 47
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $316

Break-even live

Break-even rent $834

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5531 Halstead Ave Louisville, KY	2.0	1.0	1025	$1,650	$1.61	23d	1	0.16mi
2901 Lakeheath Dr Louisville, KY	2.0	1.0–1.5	975	$1,142	$1.17	16d	2	0.30mi
2901 Lakeheath Dr Louisville, KY	2.0	1.0	900	$1,115	$1.24	10d	1	0.30mi
3210 Chinquapin Ln Unit 3210-7 Louisville, KY	1.0	1.0	650	$750	$1.15	17d	1	0.46mi
1214 Gilmore Ln Louisville, KY	1.0–2.0	1.0–1.5	785	$1,100	$1.40	1d	14	0.54mi
5546 Indian Oaks Cir Unit EO 5736 Louisville, KY	2.0	1.0	944	$1,066	$1.13	3d	1	1.22mi
5504 Lodema Way Unit 6 Louisville, KY	1.0	1.0	570	$899	$1.58	3d	1	1.23mi
5504 Lodema Way Unit 4 Louisville, KY	2.0	1.0	730	$995	$1.36	14d	1	1.23mi
5546 Indian Oaks Cir Louisville, KY	1.0	1.0	644	$837	$1.30	3d	1	1.23mi
4205 Norene Ln Unit 4207-4 Louisville, KY	2.0	1.0	850	$995	$1.17	23d	1	1.35mi
4213 Norene Ln Unit 3 Louisville, KY	2.0	1.0	850	$999	$1.18	23d	1	1.38mi
4200 Medallion Ct Louisville, KY	2.0	1.0	900	$995	$1.11	2d	2	1.42mi
4301 Wooded Way Ct Unit 16 Louisville, KY	2.0	1.0	775	$1,058	$1.37	11d	1	1.49mi

Listing history 2 events

1. 2026-06-10
   remarks 92-char remark
2. 2026-06-10
   listed $100,000 Under Contract

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 6/10 Major FEMA zone X (unshaded) · 61% 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: $14,801
• − Mortgage interest: −$5,602
• − Property taxes: −$1,112
• − Insurance: −$500
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,909
• Taxable income: $2,310
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,233/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): 16,054
• Household income: $55,897
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 706.0

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 0.57)
• Race & ethnicity: White 60% Black 19% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Mexican 6% Cuban 11%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 16% French/Haitian/Cajun 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: ▼ -153.39%
• Current HPI: 244.8465
• Rent YoY: —
• 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

+61.3% since first listed

4 events — show timeline

• 2026-06-10 Listed $100,000 FSBO.com
• 2011-12-06 Sold (Public Records) $51,000 Public Records
• 2011-12-02 Sold (MLS) $51,000 Metro Search MLS
• 2011-09-09 Listed $62,000 Metro Search MLS

Property tax history

+4.9%/yr

Latest (2025): $1,112 · +34.7% YoY. Source: county tax records.