2715 Saint Xavier St · Louisville, KY 40212

$122,500

6 bd · 3.0 ba · 1,152 sqft · SingleFamily · 73 Days on market

Built 1999

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Discover a unique investment opportunity with two separate houses being sold together as a duplex. Unit A features 3 bedrooms, 1 full bath, and 1 half bath, while Unit B offers 3 bedrooms and 1 full bath. This versatile property provides excellent potential for rental income, owner-occupancy, or multi-generational living. Property is boarded up and inaccessible—doors are sealed shut. No access will be granted until the property is under contract. Sold as-is. Don't miss your chance to add this promising investment property to your portfolio! Sellers preferred title is BCHH, Inc. Please allow 2 business days for response to your offer.

Key facts

• Built 1999
• Listed 73 days

Property features AI

Finance

• Other: Located in the Portland subdivision
• HOA & community: No association fee

Exterior

• Parking: Covered parking: No
• Utilities: Utilities: None or other; Separate meters for units
• Home design: Duplex; Built in 1999; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof; Built in 1999
• Exterior features: No notable exterior features listed

Interior

• Bedrooms: 3 bedrooms (2 on first level, 1 on second level)
• Bathrooms: 1 full bathroom (on first level)
• Heating & cooling: Heating present
• Interior features: No basement; Other architectural style

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $115k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.0% in Louisville — 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 63/100 on livability (#333 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D+, schools D-.
• 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 flat; 141 active listings in the ZIP; lower-income renter base — watch delinquency; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• At $1,625/mo this rent would consume 55% of the median local household income ($36k/yr) (locally 1148% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($847 loan paydown + $12k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $115,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.69×
• Total profit: $92,318
• Equity at exit: $110,358

10-year hold

• IRR: 29.4%
• Equity multiple: 8.04×
• Total profit: $241,357
• Equity at exit: $237,991

Cash invested: $34,300 (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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 141
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $464

Break-even live

Break-even rent $1,037

Max offer price $122,500

Occupancy floor 66%

Sensitivity live

Price	-10% $534	-5% $499	+0% $464	+5% $430	+10% $395
Rent	-10% $336	-5% $400	+0% $464	+5% $528	+10% $593
Rate	-1.0pp $526	-0.5pp $495	base $464	+0.5pp $432	+1.0pp $400

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $122,500 Active 73 DOM
2. 2026-06-18
   days on market $122,500 Active 70 DOM
3. 2026-06-17
   days on market $122,500 Active 69 DOM
4. 2026-06-16
   days on market $122,500 Active 68 DOM
5. 2026-06-15
   days on market $122,500 Active 67 DOM
6. 2026-06-13
   days on market $122,500 Active 65 DOM
7. 2026-06-10
   days on market $122,500 Active 62 DOM
8. 2026-06-09
   days on market $122,500 Active 61 DOM
9. 2026-06-08
   days on market $122,500 Active 60 DOM
10. 2026-06-07
    days on market $122,500 Active 59 DOM
11. 2026-06-03
    days on market $122,500 Active 55 DOM
12. 2026-06-02
    days on market $122,500 Active 54 DOM
13. 2026-06-01
    days on market $122,500 Active 53 DOM
14. 2026-05-31
    days on market $122,500 Active 52 DOM
15. 2026-05-17
    price $122,500
16. 2026-04-09
    listed $129,900 Active
17. 2026-03-31
    historical
18. 2026-02-23
    price $129,900
19. 2025-10-27
    price $139,200
20. 2025-10-02
    price $149,900
21. 2025-09-05
    price $159,900
22. 2025-08-08
    price $169,900
23. 2025-07-18
    price $175,000
24. 2025-07-01
    listed $185,000 Active
25. 2025-06-22
    historical
26. 2025-05-16
    price $195,000
27. 2025-02-27
    price $200,000
28. 2025-01-30
    listed $230,000 Active
29. 2022-09-15
    soldstatus $840,254
30. 2022-01-07
    soldstatus $8,988,367
31. 2020-12-21
    soldstatus $7,889,000
32. 2016-11-22
    soldstatus $200,000
33. 2016-11-18
    soldstatus $50,000 Closed
34. 2016-05-19
    status Pending
35. 2016-05-19
    listed $50,000 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 KY · Resets to sale price

• Current annual tax: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,501
• − Mortgage interest: −$6,862
• − Property taxes: −$1,514
• − Insurance: −$612
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$3,564
• Taxable income: $3,829
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $4,652/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

• Score: 63/100
• State rank: #333
• US rank: #15887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Louisville, KY
• County: Jefferson County · 790,184 people
• City population: 769,292
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

+145.0% since first listed

21 events — show timeline

• 2026-05-17 Price Changed $122,500 Metro Search MLS
• 2026-04-09 Listed $129,900 Metro Search MLS
• 2026-03-31 Listing Removed — Metro Search MLS
• 2026-02-23 Price Changed $129,900 Metro Search MLS
• 2025-10-27 Price Changed $139,200 Metro Search MLS
• 2025-10-02 Price Changed $149,900 Metro Search MLS
• 2025-09-05 Price Changed $159,900 Metro Search MLS
• 2025-08-08 Price Changed $169,900 Metro Search MLS
• 2025-07-18 Price Changed $175,000 Metro Search MLS
• 2025-07-01 Listed $185,000 Metro Search MLS
• 2025-06-22 Listing Removed — Metro Search MLS
• 2025-05-16 Price Changed $195,000 Metro Search MLS
• 2025-02-27 Price Changed $200,000 Metro Search MLS
• 2025-01-30 Listed $230,000 Metro Search MLS
• 2022-09-15 Sold (Public Records) $840,254 Public Records
• 2022-01-07 Sold (Public Records) $8,988,367 Public Records
• 2020-12-21 Sold (Public Records) $7,889,000 Public Records
• 2016-11-22 Sold (Public Records) $200,000 Public Records
• 2016-11-18 Sold (MLS) $50,000 Metro Search MLS
• 2016-05-19 Pending — Metro Search MLS
• 2016-05-19 Listed $50,000 Metro Search MLS

Property tax history

+5.9%/yr

Latest (2025): $1,514 · -1.9% YoY. Source: county tax records.