2343 Hale Ave · Louisville, KY 40210

$155,000

2 bd · 2.0 ba · 1,301 sqft · SingleFamily · 114 Days on market

Built 1920 4,047 sqft lot Est $104k · 49% over

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nice House located on a corner Lot. House includes 2 bedrooms with a possibility of a 3rd bedroom upstairs with a full bathroom. Living Room and Dining Room with Hardwood floors. Detached double car Garage with side entry.

Key facts

• Formal dining room
• Wood floors
• Front porch

Tags

• FRONT PORCH
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• WOOD FLOORS
• BONUS ROOM

Property features AI

Finance

• Other: Subdivision: HARRIS
• HOA & community: No association fee; No monthly maintenance

Exterior

• Parking: Detached garage with entry on the side (2 garage spaces)
• Utilities: Electricity connected
• Home design: Traditional single-family residence; 2 stories; Built in 1920
• Construction: Vinyl siding with wood frame construction; Shingle roof; Poured concrete foundation
• Exterior features: Corner lot; Privacy, wood, and chain-link fencing; Lot dimensions approximately 30 x 135

Interior

• Kitchen: Kitchen on the first floor; Dining room adjacent to the kitchen on the first floor
• Bedrooms: 2 bedrooms on the first floor
• Flooring: Wood floors in living and dining rooms
• Bathrooms: 2 full bathrooms (both on the first floor)
• Heating & cooling: Forced air heating (natural gas); Central air and wall/window unit cooling; 1 HVAC unit for heating and 1 HVAC unit for cooling
• Interior features: Unfinished basement; Basement laundry; 9 total rooms; 4 closets; Bonus room on second floor
• Laundry & utility: Laundry located in the basement; First-floor laundry not available

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (27.3% below list).
• Recommended offer: $113k (27.3% below list) — sets the bar for 1% rule.

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+, crime 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.
• Zoned schools: Wheatley Elementary (math 2% / reading 8%, grade F, #670 of 676 statewide, top 100%, 318 students, 84% FRL); Western Middle School For The Arts (math 9% / reading 41%, grade F, #184 of 217 statewide, top 87%, 650 students, 60% FRL); Seneca High (math 8% / reading 17%, grade F, #228 of 254 statewide, top 91%, 1,309 students, 64% FRL).
• Zoned-school proficiency averages 14% at this address vs 27% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.1%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,749 (27.3% 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 114 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.26%
• DSCR: 0.85
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $104,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Greenwood Ave	0.18mi	2/1.0	1,228 (-6%)	3mo	$80,000	$65	76
1812 Wilson Ave	0.43mi	3/1.5 (+1)	1,248 (-4%)	1mo	$135,000	$108	65
1705 1/2 Hale Ave	0.56mi	3/2.0 (+1)	1,257 (-3%)	4mo	$58,000	$46	60
1415 S 28th St	0.50mi	3/2.0 (+1)	1,384 (+6%)	2mo	$190,000	$137	60
865 S 26th St	0.43mi	3/1.0 (+1)	1,371 (+5%)	3mo	$51,999	$38	60
2104 W Burnett Ave	0.59mi	3/1.0 (+1)	1,282 (-2%)	6mo	$67,000	$52	56
1334 Cypress St	0.33mi	3/2.0 (+1)	1,491 (+15%)	2mo	$195,000	$131	54
101 Saunders	0.50mi	2/2.0	1,148 (-12%)	5mo	$145,000	$126	53
1331 S 28th St	0.40mi	3/1.5 (+1)	1,152 (-12%)	6mo	$60,000	$52	51
1458 Olive St	0.60mi	2/2.0	1,460 (+12%)	2mo	$90,000	$62	50
2008 W Burnett Ave	0.62mi	3/1.5 (+1)	1,396 (+7%)	7mo	$115,900	$83	46
1412 Beech St	0.68mi	2/1.5	1,127 (-13%)	4mo	$90,000	$80	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.91×
• Total profit: $82,842
• Equity at exit: $139,636

10-year hold

• IRR: 22.0%
• Equity multiple: 7.10×
• Total profit: $264,582
• Equity at exit: $301,131

Cash invested: $43,400 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 93
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$813
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-118

Break-even live

Break-even rent $1,277

Max offer price $134,163

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-74	+0% $-118	+5% $-162	+10% $-206
Rent	-10% $-207	-5% $-162	+0% $-118	+5% $-73	+10% $-29
Rate	-1.0pp $-40	-0.5pp $-79	base $-118	+0.5pp $-158	+1.0pp $-199

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	25d	1	0.19mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	0.23mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	25d	1	0.23mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	0.30mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	25d	1	0.32mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	17d	1	0.32mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	25d	1	0.36mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	25d	1	0.37mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	25d	1	0.39mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	5d	1	0.42mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	22d	1	0.42mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	25d	1	0.42mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	22d	1	0.42mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	25d	1	0.43mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	0.43mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	25d	1	0.44mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	25d	1	0.44mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	5d	1	0.46mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	25d	1	0.47mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	12d	1	0.48mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	17d	1	0.48mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	12d	1	0.54mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	25d	1	0.55mi
1723 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	1200	$1,300	$1.08	25d	1	0.63mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	25d	1	0.66mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	16d	1	0.66mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	25d	1	0.67mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	0.68mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	25d	1	0.68mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	25d	1	0.69mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	23d	1	0.71mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	25d	1	0.71mi
2310 W Broadway Unit 1 Louisville, KY	1.0	1.0	1100	$975	$0.89	4d	1	0.71mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	0.76mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	12d	1	0.76mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	25d	1	0.80mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	17d	1	0.83mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	25d	1	0.84mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	17d	1	0.85mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	25d	1	0.87mi

Listing history 23 events

1. 2026-06-21
   days on market $155,000 Active 114 DOM
2. 2026-06-18
   days on market $155,000 Active 111 DOM
3. 2026-06-17
   days on market $155,000 Active 110 DOM
4. 2026-06-16
   days on market $155,000 Active 109 DOM
5. 2026-06-15
   days on market $155,000 Active 108 DOM
6. 2026-06-13
   days on market $155,000 Active 106 DOM
7. 2026-06-10
   days on market $155,000 Active 103 DOM
8. 2026-06-09
   days on market $155,000 Active 102 DOM
9. 2026-06-08
   days on market $155,000 Active 101 DOM
10. 2026-06-07
    days on market $155,000 Active 100 DOM
11. 2026-06-03
    days on market $155,000 Active 96 DOM
12. 2026-06-02
    days on market $155,000 Active 95 DOM
13. 2026-06-01
    days on market $155,000 Active 94 DOM
14. 2026-05-31
    days on market $155,000 Active 93 DOM
15. 2026-04-18
    price $155,000
16. 2026-02-27
    listed $165,000 Active
17. 2022-05-17
    soldstatus $125,000
18. 2022-05-12
    soldstatus $125,000 224-char remark

    Show marketing remark (224 chars)

    Nice House located on a corner Lot. House includes 2 bedrooms with a possibility of a 3rd bedroom upstairs with a full bathroom. Living Room and Dining Room with Hardwood floors. Detached double car Garage with side entry.

19. 2022-04-10
    listed $125,000 224-char remark

    Show marketing remark (224 chars)

    Nice House located on a corner Lot. House includes 2 bedrooms with a possibility of a 3rd bedroom upstairs with a full bathroom. Living Room and Dining Room with Hardwood floors. Detached double car Garage with side entry.

20. 2019-09-12
    soldstatus $66,500
21. 2019-09-10
    soldstatus $66,500 Closed 59-char remark

    Show marketing remark (59 chars)

    A nice home; 2 Bedroom, possible 3 with full bath upstairs.

22. 2019-07-18
    historical 59-char remark

    Show marketing remark (59 chars)

    A nice home; 2 Bedroom, possible 3 with full bath upstairs.

23. 2019-07-17
    listed $65,500 59-char remark

    Show marketing remark (59 chars)

    A nice home; 2 Bedroom, possible 3 with full bath upstairs.

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,575 · $131/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 6/10 Major FEMA zone X (shaded) · 70% 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,530
• − Mortgage interest: −$8,682
• − Property taxes: −$1,575
• − Insurance: −$775
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,509
• Taxable loss: −$4,176
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $-413/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): 13,518
• Household income: $35,347
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 815.0

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 (84%)
• Race & ethnicity: Black 84% White 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3%

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: ▲ 28.45%
• Current HPI: 264.0146
• Rent YoY: ▲ 8.05%
• 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

+136.6% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $155,000 Metro Search MLS
• 2026-02-27 Listed $165,000 Metro Search MLS
• 2022-05-17 Sold (Public Records) $125,000 Public Records
• 2022-05-12 Sold (MLS) $125,000 Metro Search MLS
• 2022-04-10 Listed $125,000 Metro Search MLS
• 2019-09-12 Sold (Public Records) $66,500 Public Records
• 2019-09-10 Sold (MLS) $66,500 Metro Search MLS
• 2019-07-18 Listing Removed — Metro Search MLS
• 2019-07-17 Listed $65,500 Metro Search MLS

Property tax history

+66.6%/yr

Latest (2025): $1,575 · -1.9% YoY. Source: county tax records.