9212 Vevey Rd · Louisville/Jefferson County metro government (balance), KY 40291

$220,000

4 bd · 1.0 ba · 1,900 sqft · SingleFamily · 3 Days on market

Built 1955 9,762 sqft lot Est $276k · 20% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

1.5 story home, 4 bedroom, 1 Full Bath. Oversized 2.5 car garage. Finished basement. 2 bedrooms on the first floor and 2 bedrooms up. The basement has two large finished rooms, great for game room, den, or office. The house needs some work, ready for you to customize to your liking. Great candidate for 203k Renovation Loan so you don't need to use your cash reserves to fund the updating.

Key facts

• 9,762 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Other: Located in subdivision: GENEVA VILLAGE
• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas fuel; One HVAC unit
• Home design: Single-family residence; Cape Cod style; 2 stories; Built in 1955
• Construction: Aluminum siding and brick exterior; Shingle roof; Poured concrete foundation
• Exterior features: Level lot; Full chain link fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Four bedrooms total; Two bedrooms on the first floor; Two bedrooms on the second floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Total of 10 rooms
• Laundry & utility: Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.3% 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 C — 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 fast (+15.0%/yr); 294 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 34% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $220,000

Questions for the listing agent

1. Built in 1955 — 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: 1.06% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $275,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8919 Michael Edward Dr	0.15mi	4/2.0	2,000 (+5%)	4mo	$290,000	$145	77
9409 Doewood Ln	0.50mi	3/2.0 (-1)	1,890 (-0%)	5mo	$273,000	$144	63
8506 Hudson Ln	0.59mi	5/2.0 (+1)	1,905 (+0%)	6mo	$245,000	$129	58
9412 Plumwood Rd	0.55mi	3/2.0 (-1)	1,750 (-8%)	0mo	$250,000	$143	52
9710 Fairground Rd	0.55mi	3/2.5 (-1)	2,034 (+7%)	2mo	$270,000	$133	50
9402 Doewood Ln	0.49mi	3/2.0 (-1)	1,698 (-11%)	2mo	$269,000	$158	49
4421 Lochridge Pkwy	0.53mi	3/2.5 (-1)	2,065 (+9%)	2mo	$420,000	$203	48
5312 Sprigwood Ln	0.56mi	4/1.5	1,658 (-13%)	4mo	$252,000	$152	48
8609 Codington Ct	0.72mi	3/2.5 (-1)	1,842 (-3%)	6mo	$285,000	$155	45
4417 Lochridge Pkwy	0.55mi	3/2.0 (-1)	1,675 (-12%)	3mo	$395,000	$236	43
5903 Bucks Ln	0.66mi	3/1.5 (-1)	2,111 (+11%)	6mo	$265,000	$126	38
5210 Cynthia Dr	0.72mi	3/2.0 (-1)	2,064 (+9%)	6mo	$235,000	$114	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-467
• Equity at exit: $32,803

10-year hold

• IRR: 14.0%
• Equity multiple: 2.38×
• Total profit: $84,992
• Equity at exit: $19,022

Cash invested: $61,600 (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 40291

• Rents YoY: 15.0%
• Active inventory: 294
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $359

Break-even live

Break-even rent $1,868

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $484	-5% $422	+0% $359	+5% $297	+10% $235
Rent	-10% $176	-5% $268	+0% $359	+5% $451	+10% $543
Rate	-1.0pp $470	-0.5pp $415	base $359	+0.5pp $302	+1.0pp $244

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9106 Talitha Dr Louisville, KY	3.0	2.0	1414	$2,035	$1.44	12d	1	0.61mi
5115 Stony Brook Dr Louisville, KY	3.0	3.0	2186	$2,400	$1.10	24d	1	0.76mi
3805 Bigelow Dr Louisville, KY	3.0	2.0	1674	$2,100	$1.25	24d	1	1.35mi
3600 Ember Cir Louisville, KY	4.0	1.5	1272	$1,770	$1.39	17d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $220,000 Active 3 DOM
2. 2026-06-19
   remarks 390-char remark
3. 2026-06-19
   listed $220,000 Active 1 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: $2,767 · $231/mo
• Projected year-2 tax: $2,767 · $231/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,880
• − Mortgage interest: −$12,323
• − Property taxes: −$2,767
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$6,400
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $4,115/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): 41,222
• Household income: $81,267
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 790.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada, India, Vietnam
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 1% 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: ▼ -279.15%
• Current HPI: 218.0784
• Rent YoY: ▲ 14.96%
• 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

1 event — show timeline

• 2026-06-18 Listed $220,000 Metro Search MLS

Property tax history

+6.6%/yr

Latest (2025): $2,767 · -2.1% YoY. Source: county tax records.