1216 Cedarview Dr · Jeffersonville, IN 47130

$140,000

3 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 27 Days on market

Built 1970 Est $242k · 42% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.8/10.0
• 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

4 bedroom and 2 baths with a large yard and on a deed end street. This home has a lot of potential but needs a complete rehab. Great opportunity!

Key facts

• Built 1970
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 of loan paydown is wiped out by about $4k 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

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 1.08% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $241,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Cedarview Dr	0.07mi	3/1.0	1,245 (-15%)	4mo	$199,500	$160	67
38 Louise St	0.71mi	4/2.0 (+1)	1,464 (0%)	1mo	$209,500	$143	59
1242 Firwood Ct	0.62mi	3/1.5	1,572 (+7%)	4mo	$254,000	$162	56
421 Washington Pl	0.64mi	4/2.0 (+1)	1,440 (-2%)	8mo	$115,000	$80	54
1906 Independence Cir	0.74mi	3/2.0	1,430 (-2%)	7mo	$243,000	$170	54
1424 Ridgeway Dr	0.72mi	3/2.0	1,550 (+6%)	3mo	$254,900	$164	52
1327 Ridgeway Dr	0.73mi	3/1.5	1,546 (+6%)	6mo	$254,900	$165	51
1225 Sportsman Dr	0.57mi	4/2.0 (+1)	1,341 (-8%)	5mo	$248,000	$185	49
3 Cedargrove Ln	0.54mi	3/2.0	1,286 (-12%)	6mo	$265,900	$207	47
921 Camelot Ct	0.71mi	3/1.0	1,326 (-9%)	3mo	$214,900	$162	47
1 Cedargrove Ln	0.54mi	3/2.0	1,286 (-12%)	9mo	$264,900	$206	45
5 Cedargrove Ln	0.55mi	3/2.0	1,283 (-12%)	9mo	$269,900	$210	45

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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-15,403
• Equity at exit: $20,874

10-year hold

• IRR: -5.9%
• Equity multiple: 0.66×
• Total profit: $-13,305
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$734
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $170

Break-even live

Break-even rent $1,298

Max offer price $140,000

Occupancy floor 84%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1229 Cedarview Dr Jeffersonville, IN	3.0	1.0	1100	$1,595	$1.45	15d	1	0.05mi
1008 Sharon Dr Jeffersonville, IN	3.0	1.0	1000	$1,200	$1.20	44d	1	0.65mi
725 Goyne Dr Jeffersonville, IN	3.0	1.0	925	$1,600	$1.73	12d	1	0.99mi
2067 Aster Dr Jeffersonville, IN	3.0	2.0	1200	$1,900	$1.58	44d	1	1.02mi
1115 E 8th St Jeffersonville, IN	2.0	1.0	984	$1,360	$1.38	44d	1	1.11mi
805 Penn St Jeffersonville, IN	2.0	1.0	896	$1,200	$1.34	24d	1	1.28mi
917 Mechanic St Jeffersonville, IN	2.0–3.0	1.0–2.0	1012	$950	$0.94	44d	2	1.28mi
2405 Ashley Dr Jeffersonville, IN	2.0	1.0	1200	$1,050	$0.88	44d	1	1.31mi
3512 Hamburg Pike #7 Jeffersonville, IN	2.0	1.5	1200	$1,025	$0.85	44d	1	1.38mi
1919 Viking Dr Jeffersonville, IN	2.0	1.5	932	$1,065	$1.14	3d	2	1.40mi
1029 Thomas V Bryant Dr Jeffersonville, IN	3.0	2.0	1216	$1,800	$1.48	24d	1	1.46mi
729 E Court Ave Jeffersonville, IN	2.0	1.5	1088	$1,350	$1.24	44d	1	1.47mi
2727 Middle Rd Jeffersonville, IN	1.0–2.0	1.0–1.5	850	$977	$1.15	2d	13	1.49mi

Listing history 12 events

1. 2026-06-15
   days on market $140,000 Active 27 DOM
2. 2026-06-13
   days on market $140,000 Active 25 DOM
3. 2026-06-13
   days on market $140,000 Active 24 DOM
4. 2026-06-10
   days on market $140,000 Active 22 DOM
5. 2026-06-09
   days on market $140,000 Active 21 DOM
6. 2026-06-08
   days on market $140,000 Active 20 DOM
7. 2026-06-07
   days on market $140,000 Active 19 DOM
8. 2026-06-03
   days on market $140,000 Active 15 DOM
9. 2026-06-02
   days on market $140,000 Active 14 DOM
10. 2026-06-01
    days on market $140,000 Active 13 DOM
11. 2026-05-31
    days on market $140,000 Active 12 DOM
12. 2026-05-19
    listed $140,000 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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,158
• − Mortgage interest: −$7,842
• − Property taxes: −$2,796
• − Insurance: −$700
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,073
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,077/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

• 2026-05-19 Listed $140,000 FSBO.com

Property tax history

+1.4%/yr

Latest (2024): $2,796 · +11.1% YoY. Source: county tax records.