936 Brentwood Ave · Louisville, KY 40215

$110,000

2 bd · 1.0 ba · 814 sqft · SingleFamily · 30 Days on market

Built 1940 3,899 sqft lot Est $138k · 21% under

---

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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home near parks and bus lines. Fenced in front yard and backyard. Updated bathroom, bedrooms and kitchen. This home won't last long. Please submit the highest and best offer.

Key facts

• Updated bath areas
• Spacious yard
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATH AREAS
• SPACIOUS YARD
• QUICK ACCESS TO PARKS
• QUICK ACCESS TO BUS LINES

Property features AI

Finance

• Other: Subdivision: LENOX
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas
• Home design: Single-family bungalow; One story
• Construction: Built in 1940; Aluminum siding; Shingle roof; Crawl space and slab foundation
• Exterior features: Chain link fencing; Sidewalk on the property; Level lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms, including a primary bedroom on the first floor; Primary bedroom located on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Five total rooms; Three closets; No basement; No fireplaces
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (0.5% below list).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising fast (+5.2%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% of the median local income ($44k/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 $761 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $138,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Beecher St	0.30mi	2/1.0	785 (-4%)	2mo	$165,000	$210	79
3617 Woodruff Ave	0.42mi	2/1.0	825 (+1%)	1mo	$180,000	$218	78
715 W Evelyn Ave	0.32mi	2/1.0	780 (-4%)	1mo	$130,800	$168	77
1118 W Whitney Ave	0.22mi	3/1.0 (+1)	771 (-5%)	3mo	$120,000	$156	74
510 Longfield Ave	0.48mi	2/1.0	800 (-2%)	2mo	$115,000	$144	73
518 W Evelyn Ave	0.43mi	2/1.0	856 (+5%)	1mo	$180,000	$210	70
1510 Clara Ave	0.66mi	2/1.0	793 (-3%)	1mo	$136,000	$172	64
3664 Kahlert Ave	0.60mi	2/1.0	850 (+4%)	2mo	$122,500	$144	63
1323 Thornberry Ave	0.75mi	2/1.0	823 (+1%)	1mo	$140,000	$170	62
3723 Warren Ave	0.31mi	2/1.0	930 (+14%)	0mo	$90,000	$97	62
4007 Mapleton Ave	0.63mi	2/1.0	743 (-9%)	2mo	$151,000	$203	55
1243 Arcade Ave	0.69mi	2/1.0	720 (-12%)	2mo	$60,000	$83	47

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-6,767
• Equity at exit: $16,401

10-year hold

• IRR: 6.2%
• Equity multiple: 1.51×
• Total profit: $15,627
• Equity at exit: $9,511

Cash invested: $30,800 (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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 121
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$577
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $136

Break-even live

Break-even rent $922

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $198	-5% $167	+0% $136	+5% $104	+10% $73
Rent	-10% $49	-5% $92	+0% $136	+5% $179	+10% $222
Rate	-1.0pp $191	-0.5pp $164	base $136	+0.5pp $107	+1.0pp $78

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	24d	1	0.23mi
1111 Dresden Ave Louisville, KY	2.0	1.0	680	$1,100	$1.62	16d	1	0.23mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	16d	1	0.27mi
554 Camden Ave Louisville, KY	1.0	1.0	661	$875	$1.32	24d	1	0.35mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	16d	1	0.36mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	24d	1	0.38mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	22d	1	0.46mi
4012 Southern Pkwy Unit 5 Louisville, KY	1.0	1.0	600	$795	$1.32	24d	1	0.53mi
4012 Southern Pkwy Unit 8 Louisville, KY	1.0	1.0	600	$795	$1.32	15d	1	0.53mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	12d	1	0.57mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	24d	1	0.57mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	16d	1	0.59mi
3909 Southern Pkwy Unit 2 Louisville, KY	3.0	1.0	1000	$1,100	$1.10	4d	1	0.60mi
4501 S 6th St #82 Louisville, KY	1.0	1.0	538	$775	$1.44	17d	1	0.61mi
309 W Whitney Ave Louisville, KY	1.0	1.0	700	$875	$1.25	24d	1	0.62mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	24d	1	0.69mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	16d	1	0.72mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	24d	1	0.72mi
218 W Florence Ave Unit 2 Louisville, KY	1.0	1.0	800	$765	$0.96	4d	1	0.75mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	24d	1	0.80mi
1122 Larchmont Ave Unit B Louisville, KY	1.0	1.0	700	$750	$1.07	17d	1	0.80mi
1122 Larchmont Ave Louisville, KY	2.0	1.0	864	$750	$0.87	16d	1	0.80mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	24d	1	0.83mi
4604 Southern Pkwy Louisville, KY	1.0	1.0	780	$800	$1.03	4d	1	0.87mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	24d	1	0.88mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	17d	1	0.88mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	24d	1	0.88mi
4046 Taylor Blvd Unit 2 Louisville, KY	2.0	1.0	800	$900	$1.12	24d	1	0.89mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	24d	1	0.95mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	12d	1	0.95mi
114 E Florence Ave Unit 19 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	16d	1	0.95mi
114 E Florence Ave Apt 21 Louisville, KY	2.0	1.0	936	$1,275	$1.36	24d	1	0.95mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	22d	1	0.95mi
4406 S Brook St Apt 27 Louisville, KY	2.0	2.0	1080	$1,295	$1.20	12d	1	0.95mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	15d	3	0.96mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	11d	1	0.97mi
4228 Allmond Ave Unit 2 Louisville, KY	1.0	1.0	650	$700	$1.08	3d	1	0.98mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	24d	1	0.99mi
119 E Southern Heights Ave Louisville, KY	3.0	1.0	1000	$1,250	$1.25	24d	1	0.99mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	24d	1	1.00mi

Listing history 32 events

1. 2026-06-18
   days on market $110,000 Active 30 DOM
2. 2026-06-17
   days on market $110,000 Active 29 DOM
3. 2026-06-16
   days on market $110,000 Active 28 DOM
4. 2026-06-15
   days on market $110,000 Active 27 DOM
5. 2026-06-13
   days on market $110,000 Active 25 DOM
6. 2026-06-10
   days on market $110,000 Active 22 DOM
7. 2026-06-09
   days on market $110,000 Active 21 DOM
8. 2026-06-08
   days on market $110,000 Active 20 DOM
9. 2026-06-07
   days on market $110,000 Active 19 DOM
10. 2026-06-03
    days on market $110,000 Active 15 DOM
11. 2026-06-02
    days on market $110,000 Active 14 DOM
12. 2026-06-01
    days on market $110,000 Active 13 DOM
13. 2026-05-31
    days on market $110,000 Active 12 DOM
14. 2026-05-19
    listed $110,000 Active
15. 2025-09-24
    price $114,500
16. 2025-08-07
    price $124,500
17. 2023-09-12
    soldstatus $101,000
18. 2022-05-20
    soldstatus $70,000
19. 2022-05-17
    soldstatus $70,000 Closed 188-char remark

    Show marketing remark (188 chars)

    Great starter home near parks and bus lines. Fenced in front yard and backyard. Updated bathroom, bedrooms and kitchen. This home won't last long. Please submit the highest and best offer.

20. 2022-04-14
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Great starter home near parks and bus lines. Fenced in front yard and backyard. Updated bathroom, bedrooms and kitchen. This home won't last long. Please submit the highest and best offer.

21. 2022-04-07
    listed $74,900 Active 188-char remark

    Show marketing remark (188 chars)

    Great starter home near parks and bus lines. Fenced in front yard and backyard. Updated bathroom, bedrooms and kitchen. This home won't last long. Please submit the highest and best offer.

22. 2019-07-12
    soldstatus $30,000 Closed
23. 2019-06-06
    status Pending
24. 2019-04-20
    listed $34,000 Active
25. 2019-04-20
    price $34,000
26. 2019-04-08
    historical
27. 2019-03-31
    status Active
28. 2019-03-22
    status Pending
29. 2019-01-10
    listed $37,000 Active
30. 2019-01-10
    price $37,000
31. 2004-06-16
    historical
32. 2004-02-16
    listed $47,000

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $13,128
• − Mortgage interest: −$6,162
• − Property taxes: −$1,273
• − Insurance: −$550
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,200
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,664/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): 20,532
• Household income: $43,725
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 997.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -119.35%
• Current HPI: 227.8248
• Rent YoY: ▲ 5.16%
• 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

+134.0% since first listed

19 events — show timeline

• 2026-05-19 Listed $110,000 Metro Search MLS
• 2025-09-24 Price Changed $114,500 Metro Search MLS
• 2025-08-07 Price Changed $124,500 Metro Search MLS
• 2023-09-12 Sold (Public Records) $101,000 Public Records
• 2022-05-20 Sold (Public Records) $70,000 Public Records
• 2022-05-17 Sold (MLS) $70,000 Metro Search MLS
• 2022-04-14 Pending — Metro Search MLS
• 2022-04-07 Listed $74,900 Metro Search MLS
• 2019-07-12 Sold (MLS) $30,000 Metro Search MLS
• 2019-06-06 Pending — Metro Search MLS
• 2019-04-20 Price Changed $34,000 Metro Search MLS
• 2019-04-20 Listed $34,000 Metro Search MLS
• 2019-04-08 Listing Removed — Metro Search MLS
• 2019-03-31 Relisted — Metro Search MLS
• 2019-03-22 Pending — Metro Search MLS
• 2019-01-10 Price Changed $37,000 Metro Search MLS
• 2019-01-10 Listed $37,000 Metro Search MLS
• 2004-06-16 Listing Removed — Metro Search MLS
• 2004-02-16 Listed $47,000 Metro Search MLS

Property tax history

+10.2%/yr

Latest (2025): $1,273 · -1.9% YoY. Source: county tax records.