1525 Anderson St · Louisville, KY 40210

$485,000

15 bd · 15.0 ba · 6,870 sqft · MultiFamily · 16 Days on market

Built 1925 7,200 sqft lot

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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 +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

There are two buildings being sold. This parcel ID has two buildings the first building is the red triplex, 1525 Anderson St, with two units on the first floor and one unit upstairs. There is a cellar. this triplex brings in $1,484 in rent per month. Owner pays water and trash there is only 1 laundry room in the downstairs unit, unit 1. 2 units are occupied the upstairs unit will be vacant soon. The second building is the six townhomes this building is on a corner. Two of the townhomes are on Anderson Street four of the townhomes are on S. 16th St. . The townhomes bring in $2,473. Owner only pays trash. 3 units are occupied 2 units are vacant and there will be one more vacancy coming up.

Key facts

• 7,200 sq ft lot
• Built 1925
• Listed 16 days

Property features AI

Finance

• Financial info: Owner pays water; Tenants pay electric and gas; First level rent total listed as 3957.0; Second level rent listed as 575.0; Basement rent listed as 720.0
• HOA & community: No association fee

Exterior

• Parking: No covered parking
• Utilities: Electricity connected; Seven furnaces; Seven HVAC units
• Home design: Triplex property; Built in 1925; Other architectural style
• Construction: Vinyl siding, wood frame, and brick construction; Shingle roof; Living area reported as 6,870 (building area total)
• Exterior features: No notable exterior features listed

Interior

• Kitchen: First level contains 8 kitchens; Second level contains 1 kitchen; Refrigerators provided in first level units; Refrigerator provided in second level unit
• Bedrooms: Total of 15 bedrooms; Second level includes 1 bedroom; First level includes 14 bedrooms
• Bathrooms: First level includes 14 full bathrooms; Second level includes 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate meters for units; Basement
• Laundry & utility: First level includes 6 laundry areas

What this means for you Summary

Snapshot

• This is a 15-bed/15.0-bath multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $485k).
• Recommended offer: $478k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (+8.1%/yr); 91 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 $6,657/mo this rent would consume 226% of the median local household income ($35k/yr) (locally 815% 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 $52k of equity ($3k loan paydown + $48k 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 + 8.0% rent growth), your $136k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 23y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $477,725 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.9%
• Equity multiple: 4.14×
• Total profit: $426,027
• Equity at exit: $436,926

10-year hold

• IRR: 36.3%
• Equity multiple: 10.15×
• Total profit: $1,242,237
• Equity at exit: $942,248

Cash invested: $135,800 (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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 91
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $6,657 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$525 /mo · $6,300/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,398
• Net cashflow: $1,989

Break-even live

Break-even rent $4,140

Max offer price $485,000

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,657
Total (3 units)			$6,657

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $485,000 Active 16 DOM
2. 2026-06-17
   days on market $485,000 Active 15 DOM
3. 2026-06-16
   days on market $485,000 Active 14 DOM
4. 2026-06-15
   days on market $485,000 Active 13 DOM
5. 2026-06-13
   days on market $485,000 Active 11 DOM
6. 2026-06-10
   days on market $485,000 Active 8 DOM
7. 2026-06-09
   days on market $485,000 Active 7 DOM
8. 2026-06-08
   days on market $485,000 Active 6 DOM
9. 2026-06-07
   days on market $485,000 Active 5 DOM
10. 2026-06-02
    pricedays on marketlisting id $485,000 Active 1 DOM
11. 2026-06-01
    days on market $500,000 Active 248 DOM
12. 2026-05-31
    days on market $500,000 Active 247 DOM
13. 2025-09-25
    listed $500,000 Active
14. 2024-04-10
    historical $700
15. 2024-04-08
    historical $700
16. 2024-04-08
    listed $700
17. 2024-04-05
    price $750
18. 2024-03-13
    listed $800
19. 2022-12-20
    soldstatus $500,000
20. 2022-09-27
    historical
21. 2022-09-15
    status Active
22. 2022-08-27
    status Pending
23. 2022-08-18
    status Active
24. 2022-08-18
    price $525,000
25. 2022-06-22
    status Pending
26. 2022-06-16
    listed $545,000 Active
27. 2017-04-24
    soldstatus $250,000
28. 2016-12-31
    historical
29. 2016-03-17
    listed $249,000 Active
30. 2015-01-30
    historical
31. 2015-01-02
    listed $275,000
32. 2014-12-30
    historical
33. 2013-05-28
    historical
34. 2013-05-28
    listed $275,000
35. 2013-01-30
    listed $275,000
36. 2012-05-30
    historical
37. 2011-06-24
    listed $259,900
38. 2008-08-23
    historical
39. 2007-08-24
    historical
40. 2007-08-23
    listed $299,000
41. 2006-05-02
    historical
42. 2006-05-02
    listed $299,000
43. 2006-01-11
    listed $319,900
44. 2004-03-12
    historical
45. 2003-09-17
    listed $359,900
46. 2003-07-16
    soldstatus $185,000
47. 2003-06-11
    listed $195,000

ⓘ 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: $6,300 · $525/mo
• Projected year-2 tax: $6,300 · $525/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 5/10 Major FEMA zone X (shaded) · 65% 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: $79,884
• − Mortgage interest: −$27,168
• − Property taxes: −$6,300
• − Insurance: −$2,425
• − Repairs & maintenance: −$6,391
• − Management: −$6,391
• − Depreciation: −$14,109
• Taxable income: $17,101
• Est. tax owed @ 24.0%: −$4,104
• After-tax cash flow: $19,758/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

+156.4% since first listed

35 events — show timeline

• 2025-09-25 Listed $500,000 Metro Search MLS
• 2024-04-10 Rental Removed $700 APPFOLIO
• 2024-04-08 Rental Removed $700 APPFOLIO
• 2024-04-08 Listed for Rent $700 APPFOLIO
• 2024-04-05 Price Changed $750 APPFOLIO
• 2024-03-13 Listed for Rent $800 APPFOLIO
• 2022-12-20 Sold (Public Records) $500,000 Public Records
• 2022-09-27 Listing Removed — Metro Search MLS
• 2022-09-15 Relisted — Metro Search MLS
• 2022-08-27 Pending — Metro Search MLS
• 2022-08-18 Relisted — Metro Search MLS
• 2022-08-18 Price Changed $525,000 Metro Search MLS
• 2022-06-22 Pending — Metro Search MLS
• 2022-06-16 Listed $545,000 Metro Search MLS
• 2017-04-24 Sold (Public Records) $250,000 Public Records
• 2016-12-31 Listing Removed — Metro Search MLS
• 2016-03-17 Listed $249,000 Metro Search MLS
• 2015-01-30 Listing Removed — Metro Search MLS
• 2015-01-02 Listed $275,000 Metro Search MLS
• 2014-12-30 Listing Removed — Metro Search MLS
• 2013-05-28 Listed $275,000 Metro Search MLS
• 2013-05-28 Listing Removed — Metro Search MLS
• 2013-01-30 Listed $275,000 Metro Search MLS
• 2012-05-30 Listing Removed — Metro Search MLS
• 2011-06-24 Listed $259,900 Metro Search MLS
• 2008-08-23 Listing Removed — Metro Search MLS
• 2007-08-24 Listing Removed — Metro Search MLS
• 2007-08-23 Listed $299,000 Metro Search MLS
• 2006-05-02 Listed $299,000 Metro Search MLS
• 2006-05-02 Listing Removed — Metro Search MLS
• 2006-01-11 Listed $319,900 Metro Search MLS
• 2004-03-12 Listing Removed — Metro Search MLS
• 2003-09-17 Listed $359,900 Metro Search MLS
• 2003-07-16 Sold (MLS) $185,000 Metro Search MLS
• 2003-06-11 Listed $195,000 Metro Search MLS

Property tax history

+6.1%/yr

Latest (2025): $6,300 · -1.9% YoY. Source: county tax records.