9820 Oakshire Dr · Jeffersontown, KY 40299

$132,500

2 bd · 1.5 ba · 994 sqft · Condo · 31 Days on market

Built 1974 $199/mo HOA · 15% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

Key facts

• $199 HOA
• Built 1974
• Listed 31 days

Property features AI

Finance

• Other: Part of Oakshire Townhouses subdivision; Building contains approximately 40 condo units; Building area reported at 994 (source: appraiser)
• HOA & community: Part of a condominium association with monthly maintenance; Monthly maintenance fee reported (approx. $199.62)

Exterior

• Parking: One surface parking space
• Utilities: Electricity connected
• Home design: Condominium; Located in building number 9820; Unit located on the first level; One story (building has two floors total)
• Construction: Built in 1974; Wood frame and stucco construction; Shingle roof; Slab foundation
• Exterior features: Corner location; Privacy wood fencing enclosing the yard; Full fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Two bedrooms total; Both bedrooms located on the second floor; Primary bedroom on the second floor
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Electric forced-air heating; Central air conditioning; One HVAC unit
• Interior features: Five total rooms; Six closets; No basement; In-unit laundry on the first floor; Primary bedroom on the second floor
• Laundry & utility: Laundry located in unit on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (0.5% below list).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.2% in Jeffersontown — 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 81/100 on livability (#68 in KY, #1,520 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities F.
• 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 (+4.3%/yr); 228 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 is only 18% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 of loan paydown is wiped out by about $4k 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

• It's been on market 31 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

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 $128,525 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-20,937
• Equity at exit: $19,756

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-11,962
• Equity at exit: $11,456

Cash invested: $37,100 (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 40299

• Rents YoY: 4.3%
• Active inventory: 228
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$695
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$55
• HOA: −$199
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-22

Break-even live

Break-even rent $1,346

Max offer price $128,677

Occupancy floor 97%

Sensitivity live

Price	-10% $53	-5% $16	+0% $-22	+5% $-59	+10% $-97
Rent	-10% $-126	-5% $-74	+0% $-22	+5% $30	+10% $83
Rate	-1.0pp $45	-0.5pp $12	base $-22	+0.5pp $-56	+1.0pp $-91

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9601 Balsam Way Louisville, KY	1.0–3.0	1.0–1.5	962	$1,190	$1.24	2d	29	0.22mi
292 Stoke on Trent St Jeffersontown, KY	1.0–3.0	1.0–2.5	955	$1,249	$1.31	4d	9	0.44mi
3061 Sprowl Rd Louisville, KY	1.0–2.0	1.0–1.5	862	$1,299	$1.51	4d	8	0.52mi
9345 Taylorsville Rd #17 Louisville, KY	1.0	1.0	550	$1,200	$2.18	24d	1	0.62mi
10400 Pavilion Way Louisville, KY	1.0–3.0	1.0–2.0	1010	$1,431	$1.42	4d	20	0.94mi
4206 Billtown Rd Apt 4 Louisville, KY	2.0	1.0	775	$850	$1.10	24d	1	1.26mi
4208 Prince Ln Louisville, KY	3.0	1.0	925	$1,499	$1.62	17d	1	1.26mi
10012 Michaele Ln Unit 7 Louisville, KY	2.0	2.0	1075	$1,100	$1.02	24d	1	1.35mi
10012 Michaele Ln Louisville, KY	2.0	2.0	1075	$1,100	$1.02	17d	1	1.35mi

HOA detail condo

• Monthly dues: $199 · $2,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $132,500 Active 31 DOM
2. 2026-06-17
   days on market $132,500 Active 30 DOM
3. 2026-06-16
   days on market $132,500 Active 29 DOM
4. 2026-06-15
   days on market $132,500 Active 28 DOM
5. 2026-06-13
   days on market $132,500 Active 26 DOM
6. 2026-06-10
   days on market $132,500 Active 23 DOM
7. 2026-06-09
   days on market $132,500 Active 22 DOM
8. 2026-06-08
   days on market $132,500 Active 21 DOM
9. 2026-06-07
   pricedays on market $132,500 Active 20 DOM
10. 2026-06-03
    days on market $135,000 Active 16 DOM
11. 2026-06-02
    days on market $135,000 Active 15 DOM
12. 2026-06-01
    days on market $135,000 Active 14 DOM
13. 2026-05-31
    days on market $135,000 Active 13 DOM
14. 2026-05-24
    status Active
15. 2026-05-15
    status Pending
16. 2026-05-09
    status Active
17. 2026-05-06
    historical
18. 2026-05-05
    listed $135,000 Active
19. 2023-03-21
    soldstatus $120,000
20. 2023-03-17
    soldstatus $120,000 Closed 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

21. 2023-02-02
    historical Active Under Contract 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

22. 2023-01-24
    status Active 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

23. 2022-12-27
    historical Active Under Contract 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

24. 2022-12-13
    status Active 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

25. 2022-12-05
    historical Active Under Contract 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

26. 2022-11-04
    listed $125,000 Active 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

27. 2022-11-04
    price $125,000 692-char remark

    Show marketing remark (692 chars)

    Opportunity Knocks! Seller will pay up to a maximum of $5,000 towards Buyer's closing costs and/or points for a buydown of the interest rate. Do you want to have a place to call home and build some equity? This is a great townhouse style condo in Jeffersontown that fits the bill. Paint and new flooring would go a long way to spruce this up. Then you can update the rest a little at a time. There is lots of storage for a condo. Closets in the bedroom take up an entire wall. The first floor laundry/half bath has a closet, and there is another one under the stairs. The 2nd floor has 2 bedrooms, a full bath and two closets in the hall. Owner occupied only. Easy to see. Come check it out!

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 ≥103°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,820
• − Mortgage interest: −$7,422
• − Property taxes: −$1,369
• − Insurance: −$662
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − HOA: −$2,388
• − Depreciation: −$3,855
• Taxable loss: −$2,407
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $318/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 — Jeffersontown

• Score: 81/100
• State rank: #68
• US rank: #1520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffersontown, KY
• County: Jefferson County · 790,184 people
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 42,207
• Household income: $89,440
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 887.0

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, China, India
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -259.19%
• Current HPI: 220.9191
• Rent YoY: ▲ 4.34%
• 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

+8.0% since first listed

14 events — show timeline

• 2026-05-24 Relisted — Metro Search MLS
• 2026-05-15 Pending — Metro Search MLS
• 2026-05-09 Relisted — Metro Search MLS
• 2026-05-06 Listing Removed — Metro Search MLS
• 2026-05-05 Listed $135,000 Metro Search MLS
• 2023-03-21 Sold (Public Records) $120,000 Public Records
• 2023-03-17 Sold (MLS) $120,000 Metro Search MLS
• 2023-02-02 Contingent — Metro Search MLS
• 2023-01-24 Relisted — Metro Search MLS
• 2022-12-27 Contingent — Metro Search MLS
• 2022-12-13 Relisted — Metro Search MLS
• 2022-12-05 Contingent — Metro Search MLS
• 2022-11-04 Price Changed $125,000 Metro Search MLS
• 2022-11-04 Listed $125,000 Metro Search MLS

Property tax history

+3.8%/yr

Latest (2025): $1,369 · +0.5% YoY. Source: county tax records.