4200 Sunset Ave · Louisville, KY 40211

$94,900

2 bd · 1.0 ba · 816 sqft · SingleFamily · 86 Days on market

Built 1928 4,251 sqft lot Est $114k · 17% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this beautifully restored 2 bedroom 1 bath home on a corner lot right next to Chickasaw park. Looking to take a nice walk in the park steps from your front door? This is the home for you. Each room in this home has been remodeled to capture the elegance and character of the original architect. Come see for yourself!

Key facts

• Restored elegance
• Corner lot
• 4,251 sq ft lot

Tags

• CORNER LOT
• CHICKASAW PARK ACCESS
• RESTORED ELEGANCE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: 1-car garage; Front and rear entry
• Utilities: Electricity connected; Natural gas available
• Home design: Single family residence; 1 story; Built in 1928; Shingle roof
• Construction: Vinyl siding construction; Concrete block and poured concrete foundation
• Exterior features: Corner lot; Full chain-link fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 2 bedrooms, both on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Basement unfinished; First-floor laundry; Sidewalk on lot
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 rising fast (+4.9%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,836 units permitted in Jefferson County in 2024 (1,558 in 5+ unit buildings).
• This rent runs 42% of the median local income ($32k/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 $656 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 + 4.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $114,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4401 Sunset Ave	0.20mi	2/1.0	800 (-2%)	6mo	$24,500	$31	82
1120 S 42nd St	0.04mi	3/1.0 (+1)	869 (+6%)	9mo	$85,000	$98	75
1051 Cecil Ave	0.16mi	1/1.0 (-1)	896 (+10%)	4mo	$28,000	$31	68
1023 S 40th St	0.30mi	2/1.0	737 (-10%)	4mo	$110,000	$149	67
1012 Woodway Ln	0.18mi	2/1.0	744 (-9%)	14mo	$115,000	$155	65
1004 S 39th St	0.36mi	2/1.0	788 (-3%)	18mo	$55,000	$70	63
1004 S 45th St	0.35mi	2/1.0	700 (-14%)	2mo	$78,000	$111	59
4412 Exley Ct	0.27mi	3/1.0 (+1)	900 (+10%)	12mo	$140,000	$156	56
1011 S 36th St	0.62mi	2/1.0	867 (+6%)	19mo	$135,000	$156	45
827 Sutcliffe Ave	0.70mi	2/1.0	896 (+10%)	18mo	$125,000	$140	36
3505 Regatta Way	0.69mi	3/1.0 (+1)	925 (+13%)	10mo	$170,000	$184	32
808 S 37th St	0.66mi	2/1.0	930 (+14%)	20mo	$60,000	$65	30

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,885
• Equity at exit: $14,150

10-year hold

• IRR: 13.1%
• Equity multiple: 2.13×
• Total profit: $30,153
• Equity at exit: $8,205

Cash invested: $26,572 (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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 140
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$498
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $238

Break-even live

Break-even rent $800

Max offer price $94,900

Occupancy floor 73%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4221 Sunset Ave Louisville, KY	3.0	1.0	1075	$1,199	$1.12	23d	1	0.09mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	23d	1	0.41mi
4514 Winnrose Way Louisville, KY	3.0	1.5	1064	$1,500	$1.41	1d	1	0.43mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	16d	1	0.51mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	16d	1	0.52mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	3d	1	0.56mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	23d	1	0.58mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	23d	1	0.61mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	23d	1	0.68mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	23d	1	0.73mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	3d	1	0.84mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	23d	1	0.84mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	23d	1	0.85mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	23d	1	0.86mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	23d	1	0.86mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	0.91mi
1804 Russell Lee Dr Louisville, KY	1.0–3.0	1.0–1.5	810	$1,124	$1.39	1d	1	0.96mi
691 Madelon Ct Louisville, KY	1.0	1.0	650	$675	$1.04	11d	1	0.98mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	23d	1	0.98mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	3d	1	1.02mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	20d	1	1.03mi
2016 S 40th St Louisville, KY	2.0	1.0	700	$980	$1.40	16d	1	1.03mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	3d	1	1.04mi
1443 S 32nd St Unit 2 Louisville, KY	1.0	1.0	550	$780	$1.42	23d	1	1.06mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	1.12mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	1.13mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	10d	1	1.14mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	1.17mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	23d	1	1.17mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	23d	1	1.18mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	1.22mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	23d	1	1.25mi
2128 S 40th St Louisville, KY	2.0	1.0	942	$980	$1.04	16d	1	1.25mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	16d	1	1.31mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	1.32mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	19d	1	1.34mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	1.35mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	1.35mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	1.36mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $94,900 Active 86 DOM
2. 2026-06-17
   days on market $94,900 Active 85 DOM
3. 2026-06-16
   days on market $94,900 Active 84 DOM
4. 2026-06-15
   days on market $94,900 Active 83 DOM
5. 2026-06-13
   days on market $94,900 Active 81 DOM
6. 2026-06-10
   days on market $94,900 Active 78 DOM
7. 2026-06-09
   days on market $94,900 Active 77 DOM
8. 2026-06-08
   days on market $94,900 Active 76 DOM
9. 2026-06-07
   days on market $94,900 Active 75 DOM
10. 2026-06-03
    days on market $94,900 Active 71 DOM
11. 2026-06-02
    days on market $94,900 Active 70 DOM
12. 2026-06-01
    days on market $94,900 Active 69 DOM
13. 2026-05-31
    days on market $94,900 Active 68 DOM
14. 2026-05-06
    price $94,900
15. 2026-03-24
    listed $105,000 Active
16. 2019-12-05
    soldstatus $72,000
17. 2019-11-18
    soldstatus $72,000 Closed 326-char remark

    Show marketing remark (326 chars)

    Come see this beautifully restored 2 bedroom 1 bath home on a corner lot right next to Chickasaw park. Looking to take a nice walk in the park steps from your front door? This is the home for you. Each room in this home has been remodeled to capture the elegance and character of the original architect. Come see for yourself!

18. 2019-11-01
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Come see this beautifully restored 2 bedroom 1 bath home on a corner lot right next to Chickasaw park. Looking to take a nice walk in the park steps from your front door? This is the home for you. Each room in this home has been remodeled to capture the elegance and character of the original architect. Come see for yourself!

19. 2019-10-19
    listed $74,500 Active 326-char remark

    Show marketing remark (326 chars)

    Come see this beautifully restored 2 bedroom 1 bath home on a corner lot right next to Chickasaw park. Looking to take a nice walk in the park steps from your front door? This is the home for you. Each room in this home has been remodeled to capture the elegance and character of the original architect. Come see for yourself!

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/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 (shaded) · 0% 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,209
• − Mortgage interest: −$5,316
• − Property taxes: −$1,134
• − Insurance: −$474
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$2,761
• Taxable income: $1,411
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,516/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): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

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 Black (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 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: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• 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

+27.4% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $94,900 Metro Search MLS
• 2026-03-24 Listed $105,000 Metro Search MLS
• 2019-12-05 Sold (Public Records) $72,000 Public Records
• 2019-11-18 Sold (MLS) $72,000 Metro Search MLS
• 2019-11-01 Pending — Metro Search MLS
• 2019-10-19 Listed $74,500 Metro Search MLS

Property tax history

+5.1%/yr

Latest (2025): $1,134 · -1.9% YoY. Source: county tax records.