4142 La Salle Ave · Louisville, KY 40215

$142,500

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 23 Days on market

Built 1953 4,822 sqft lot Est $179k · 20% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

Key facts

• 4,822 sq ft lot
• Built 1953
• Listed 23 days

🏷️ Possibly a rental listed for sale. The $142,500 price doesn't fit this home's estimated sale value (~$179,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $54 ($647/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 $123k (13.3% below list).
• Recommended offer: $123k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, 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: Gutermuth Elementary (math 2% / reading 17%, grade F, #648 of 676 statewide, top 98%, 373 students, 78% FRL); Frederick Law Olmsted Academy North (math 5% / reading 15%, grade F, #217 of 217 statewide, top 100%, 510 students, 74% FRL); Iroquois High (math 12% / reading 8%, grade F, #245 of 254 statewide, top 97%, 1,090 students, 74% FRL) — zoned schools average 76% FRL vs 56% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 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 (+5.2%/yr); 118 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $72k; list at $142k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,490 (13.3% below list)

Questions for the listing agent

1. Built in 1953 — 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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $179,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4020 Parthenia Ave	0.27mi	3/2.0	1,033 (+3%)	4mo	$142,500	$138	74
1317 Oakwood Ave	0.54mi	3/1.0	1,018 (+2%)	4mo	$137,500	$135	69
4101 Churchman Ave	0.12mi	3/2.0	1,097 (+10%)	7mo	$180,000	$164	68
3801 Craig Ave	0.48mi	3/2.0	958 (-4%)	1mo	$198,900	$208	66
3808 Kahlert Ave	0.48mi	3/1.0	952 (-5%)	7mo	$178,000	$187	64
4409 Mcgill Dr	0.45mi	2/1.0 (-1)	961 (-4%)	7mo	$185,000	$193	62
1538 Huntoon Ave	0.65mi	3/1.0	942 (-6%)	1mo	$190,000	$202	59
4015 Churchman Ave	0.26mi	3/1.0	855 (-14%)	7mo	$180,000	$211	58
1228 W Woodlawn Ave	0.51mi	2/1.0 (-1)	926 (-7%)	8mo	$132,000	$143	52
1215 W Woodlawn Ave	0.56mi	3/1.0	1,119 (+12%)	5mo	$175,000	$156	50
1618 Arling Ave	0.52mi	3/1.5	864 (-14%)	4mo	$155,000	$179	48
1518 Arling Ave	0.58mi	3/1.0	1,144 (+14%)	2mo	$175,000	$153	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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-16,936
• Equity at exit: $21,247

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,351
• Equity at exit: $12,321

Cash invested: $39,900 (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: 118
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$747
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $54

Break-even live

Break-even rent $1,167

Max offer price $142,500

Occupancy floor 91%

Sensitivity live

Price	-10% $135	-5% $94	+0% $54	+5% $14	+10% $-27
Rent	-10% $-44	-5% $5	+0% $54	+5% $103	+10% $151
Rate	-1.0pp $126	-0.5pp $90	base $54	+0.5pp $17	+1.0pp $-21

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	18d	1	0.14mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	13d	1	0.16mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	18d	1	0.35mi
4046 Taylor Blvd Unit 2 Louisville, KY	2.0	1.0	800	$900	$1.12	25d	1	0.46mi
1517 Shingo Ave Louisville, KY	3.0	2.0	1100	$1,349	$1.23	25d	1	0.50mi
1507 Arling Ave Louisville, KY	3.0	2.0	1148	$1,275	$1.11	18d	1	0.55mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	18d	1	0.59mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	25d	1	0.69mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	25d	1	0.75mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	13d	1	0.75mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	13d	1	0.83mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	23d	1	0.86mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	25d	1	0.86mi
1519 Crums Ln Louisville, KY	2.0	1.0	820	$888	$1.08	18d	2	0.87mi
2200 Rosewood Way Louisville, KY	2.0	1.5	900	$1,159	$1.29	4d	1	0.87mi
1519 Crums Ln Apt 25 Louisville, KY	2.0	1.0	820	$900	$1.10	25d	1	0.91mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	19d	1	0.97mi
3524 Georgetown Cir Louisville, KY	2.0	1.0	734	$1,050	$1.43	5d	1	0.99mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	16d	4	0.99mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	25d	2	0.99mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	5d	1	0.99mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	18d	1	1.00mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	25d	1	1.02mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	23d	1	1.03mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	12d	1	1.03mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	25d	1	1.04mi
4319 Sanders Ln Louisville, KY	2.0	1.0	950	$925	$0.97	5d	1	1.12mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	25d	1	1.14mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	18d	1	1.19mi
4725 Southern Pkwy Unit 1 Louisville, KY	2.0	1.0	1296	$925	$0.71	5d	1	1.21mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	4d	1	1.25mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	13d	1	1.25mi
6100 Ledgewood Pkwy Unit 6214-3 Louisville, KY	2.0	1.0	825	$850	$1.03	4d	1	1.28mi
6100 Ledgewood Pkwy Unit 6213-4 Louisville, KY	2.0	1.0	825	$850	$1.03	25d	1	1.28mi
6100 Ledgewood Pkwy Louisville, KY	2.0	1.0	825	$850	$1.03	18d	9	1.28mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	16d	3	1.28mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	25d	1	1.31mi
1632 Stafford Ave Louisville, KY	3.0	1.0	1152	$1,450	$1.26	18d	1	1.33mi
418 Marshall Walk Louisville, KY	2.0	1.0	850	$1,095	$1.29	25d	1	1.38mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	25d	1	1.41mi

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2026-03-24
   listed $142,500 Active
3. 2020-08-31
   soldstatus $72,000
4. 2020-08-28
   soldstatus $72,000 Closed 307-char remark

   Show marketing remark (307 chars)

   BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

5. 2020-07-21
   status Pending 307-char remark

   Show marketing remark (307 chars)

   BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

6. 2020-06-01
   status Active 307-char remark

   Show marketing remark (307 chars)

   BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

7. 2020-05-22
   status Pending 307-char remark

   Show marketing remark (307 chars)

   BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

8. 2020-05-21
   status Active 307-char remark

   Show marketing remark (307 chars)

   BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

9. 2020-05-15
   status Pending 307-char remark

   Show marketing remark (307 chars)

   BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

10. 2020-05-12
    status Active 307-char remark

    Show marketing remark (307 chars)

    BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

11. 2020-02-18
    status Pending 307-char remark

    Show marketing remark (307 chars)

    BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

12. 2020-02-14
    listed $70,000 Active 307-char remark

    Show marketing remark (307 chars)

    BACK ON MARKET!! Great starter home or investment property! What a deal! Move in ready, 2 bedroom home with bonus room in back. Newer laminate floors. Fully fenced yard w/ deck, shed for extra storage. Driveway. Newer kitchen, counters, newer thermostat, Schedule your showing today! Was rented for $650/mo.

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,380 · $115/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $14,819
• − Mortgage interest: −$7,982
• − Property taxes: −$1,380
• − Insurance: −$712
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$4,145
• Taxable loss: −$1,772
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,072/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

+103.6% since first listed

12 events — show timeline

• 2026-04-23 Pending — Metro Search MLS
• 2026-03-24 Listed $142,500 Metro Search MLS
• 2020-08-31 Sold (Public Records) $72,000 Public Records
• 2020-08-28 Sold (MLS) $72,000 Metro Search MLS
• 2020-07-21 Pending — Metro Search MLS
• 2020-06-01 Relisted — Metro Search MLS
• 2020-05-22 Pending — Metro Search MLS
• 2020-05-21 Relisted — Metro Search MLS
• 2020-05-15 Pending — Metro Search MLS
• 2020-05-12 Relisted — Metro Search MLS
• 2020-02-18 Pending — Metro Search MLS
• 2020-02-14 Listed $70,000 Metro Search MLS

Property tax history

+8.1%/yr

Latest (2025): $1,380 · +49.3% YoY. Source: county tax records.