2200 Saint Louis Ave · Louisville, KY 40210

$110,000

2 bd · 1.0 ba · 959 sqft · SingleFamily · 37 Days on market

Built 1900 4,047 sqft lot

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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 +21.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Investors don't miss the opportunity to add this Home to your portfolio. This two bedroom 1 bath Home is currectly rented to a reliable tenat. The tenant needs a 48 hour notice to show. Current lease is up September 1, 2026

Key facts

• 4,047 sq ft lot
• Built 1900
• Listed 37 days

Property features AI

Finance

• HOA & community: No association fee; No monthly maintenance

Exterior

• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; 1 story
• Construction: Built in 1900; Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Corner lot; Sidewalk; Full chain-link fencing

Interior

• Kitchen: Kitchen on the first floor; Dining area adjacent to kitchen
• Bedrooms: 2 bedrooms, both on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Electric heating; Central air conditioning
• Interior features: 5 total rooms; 4 closets; Unfinished basement; Basement present; Dining area on the first floor; Living room on the first floor; Other room on the first floor
• 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 $159 ($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 $104k (5.5% below list).
• Recommended offer: $104k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 37 days — a 3% lower offer ($107k) 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.
• Current owner paid $38k; list at $110k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $103,972 (5.5% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $58,499
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2307 Woodland Ave	0.08mi	1/1.0 (-1)	940 (-2%)	7mo	$17,000	$18	82
2504 Standard Ave	0.24mi	2/1.0	963 (+0%)	7mo	$169,000	$175	82
2306 Standard Ave	0.17mi	2/1.0	900 (-6%)	4mo	$38,000	$42	78
2130 W Gaulbert Ave	0.41mi	2/1.0	982 (+2%)	3mo	$60,000	$61	74
2108 Bolling Ave	0.29mi	3/1.0 (+1)	1,011 (+5%)	7mo	$52,000	$51	67
2645 Grand Ave	0.57mi	2/1.0	926 (-3%)	3mo	$62,000	$67	65
1712 Saint Louis Ave	0.35mi	2/1.0	1,072 (+12%)	4mo	$45,000	$42	61
2615 Greenwood Ave	0.62mi	3/1.0 (+1)	988 (+3%)	3mo	$71,000	$72	59
1320 S 17th St	0.52mi	3/2.0 (+1)	1,003 (+5%)	3mo	$118,000	$118	56
1714 Bolling Ave	0.51mi	3/2.0 (+1)	1,068 (+11%)	4mo	$110,000	$103	45
1422 S 28th St	0.48mi	3/1.0 (+1)	1,081 (+13%)	8mo	$50,000	$46	45
1637 W Oak St	0.58mi	1/1.0 (-1)	854 (-11%)	7mo	$27,000	$32	44

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: 30.6%
• Equity multiple: 3.45×
• Total profit: $75,473
• Equity at exit: $99,097

10-year hold

• IRR: 27.9%
• Equity multiple: 8.40×
• Total profit: $227,826
• Equity at exit: $213,706

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 40210

• Home prices YoY: 12.1%
• Rents YoY: 8.1%
• Active inventory: 91
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$577
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $159

Break-even live

Break-even rent $839

Max offer price $110,000

Occupancy floor 80%

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
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.09mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.14mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	14d	1	0.31mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.34mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	23d	1	0.37mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	600	$725	$1.21	23d	1	0.39mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	550	$650	$1.18	3d	1	0.39mi
1349 Olive St Unit 3 Louisville, KY	1.0	1.0	600	$695	$1.16	3d	1	0.39mi
1768 W Hill St Louisville, KY	2.0	1.0	675	$925	$1.37	23d	1	0.45mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.46mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	23d	1	0.47mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	0.49mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	23d	1	0.49mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	23d	1	0.52mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	23d	1	0.53mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	23d	1	0.53mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	0.55mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.57mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	23d	1	0.60mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.61mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	0.64mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	23d	1	0.65mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	2d	1	0.68mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	23d	1	0.69mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.71mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	0.72mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.72mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	23d	1	0.74mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	0.75mi
1836 Algonquin Pkwy Unit 2 Louisville, KY	1.0	1.0	600	$650	$1.08	23d	1	0.77mi
1836 Algonquin Pkwy Unit 1 Louisville, KY	1.0	1.0	650	$650	$1.00	14d	1	0.77mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	23d	1	0.78mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.82mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.83mi
1443 S 32nd St Unit 2 Louisville, KY	1.0	1.0	550	$780	$1.42	23d	1	0.87mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	23d	1	0.93mi
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	23d	1	0.94mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	16d	1	0.98mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	23d	1	0.99mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	23d	1	1.03mi

Listing history 30 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-13
   days on market $110,000 Active 32 DOM
6. 2026-06-10
   days on market $110,000 Active 29 DOM
7. 2026-06-09
   days on market $110,000 Active 28 DOM
8. 2026-06-08
   days on market $110,000 Active 27 DOM
9. 2026-06-07
   days on market $110,000 Active 26 DOM
10. 2026-06-03
    days on market $110,000 Active 22 DOM
11. 2026-06-02
    days on market $110,000 Active 21 DOM
12. 2026-06-01
    days on market $110,000 Active 20 DOM
13. 2026-05-31
    days on market $110,000 Active 19 DOM
14. 2026-05-06
    listed $110,000 Active
15. 2026-04-30
    historical
16. 2026-03-19
    price $110,000
17. 2026-01-30
    listed $120,000 Active
18. 2024-09-08
    historical
19. 2024-08-22
    price $110,000
20. 2024-07-26
    listed $115,000 Active
21. 2022-02-18
    soldstatus $38,000 Closed
22. 2022-01-21
    status Pending
23. 2021-12-14
    price $43,000
24. 2021-12-14
    price $49,000
25. 2021-12-14
    listed $52,000 Active
26. 2014-03-31
    historical
27. 2014-03-24
    soldstatus $19,900
28. 2014-02-04
    listed $23,500
29. 2004-06-15
    historical
30. 2004-03-15
    listed $49,900

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$467/yr (+$39/mo · 97.6%)

ⓘ 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 (unshaded) · 0% 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: $12,477
• − Mortgage interest: −$6,162
• − Property taxes: −$479
• − Insurance: −$550
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$3,200
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $1,884/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

+120.4% since first listed

17 events — show timeline

• 2026-05-06 Listed $110,000 Metro Search MLS
• 2026-04-30 Listing Removed — Metro Search MLS
• 2026-03-19 Price Changed $110,000 Metro Search MLS
• 2026-01-30 Listed $120,000 Metro Search MLS
• 2024-09-08 Listing Removed — Metro Search MLS
• 2024-08-22 Price Changed $110,000 Metro Search MLS
• 2024-07-26 Listed $115,000 Metro Search MLS
• 2022-02-18 Sold (MLS) $38,000 Metro Search MLS
• 2022-01-21 Pending — Metro Search MLS
• 2021-12-14 Listed $52,000 Metro Search MLS
• 2021-12-14 Price Changed $49,000 Metro Search MLS
• 2021-12-14 Price Changed $43,000 Metro Search MLS
• 2014-03-31 Listing Removed — Metro Search MLS
• 2014-03-24 Sold (MLS) $19,900 Metro Search MLS
• 2014-02-04 Listed $23,500 Metro Search MLS
• 2004-06-15 Listing Removed — Metro Search MLS
• 2004-03-15 Listed $49,900 Metro Search MLS

Property tax history

+3.7%/yr

Latest (2025): $479 · -1.9% YoY. Source: county tax records.