1717 Hale Ave · Louisville, KY 40210

$51,950

2 bd · 1.0 ba · 831 sqft · SingleFamily · 75 Days on market

Built 1900 3,010 sqft lot Est $42k · 23% over ↓ 15% since listing

---

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

Listing remarks MLS

PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

Key facts

• 3,010 sq ft lot
• Built 1900
• Listed 75 days

Property features AI

Finance

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

Exterior

• Utilities: Electricity connected
• Home design: Single family residence; Shotgun-style architecture; One story
• Construction: Built in 1900; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: No additional exterior features listed

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two bedrooms, both on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Five total rooms; Two closets; Basement: None; 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 $52k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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).
• This rent runs 36% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($360 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 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 $48,833 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.02% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.99%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $42,381
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 Dumesnil St	0.13mi	2/1.0	800 (-4%)	9mo	$70,000	$88	80
1637 W Oak St	0.12mi	1/1.0 (-1)	854 (+3%)	7mo	$27,000	$32	79
1147 S 15th St	0.36mi	2/1.0	848 (+2%)	9mo	$35,000	$41	72
1546 Gallagher St	0.23mi	1/1.0 (-1)	800 (-4%)	16mo	$41,000	$51	65
1615 Wilson Ave	0.35mi	1/1.0 (-1)	894 (+8%)	14mo	$47,500	$53	54
1333 S 22nd St	0.42mi	2/1.0	744 (-10%)	11mo	$87,000	$117	54
2112 Wilson Ave	0.43mi	3/1.0 (+1)	728 (-12%)	2mo	$33,000	$45	53
2306 Standard Ave	0.69mi	2/1.0	900 (+8%)	4mo	$38,000	$42	50
1820 Date St	0.31mi	3/1.0 (+1)	944 (+14%)	9mo	$45,000	$48	50
2645 Grand Ave	0.75mi	2/1.0	926 (+11%)	3mo	$62,000	$67	43
2327 Garland Ave	0.60mi	2/1.0	928 (+12%)	14mo	$65,500	$71	41
2307 Woodland Ave	0.59mi	1/1.0 (-1)	940 (+13%)	7mo	$17,000	$18	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: 58.7%
• Equity multiple: 5.45×
• Total profit: $64,727
• Equity at exit: $46,801

10-year hold

• IRR: 54.2%
• Equity multiple: 13.38×
• Total profit: $180,097
• Equity at exit: $100,927

Cash invested: $14,546 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$272
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $485

Break-even live

Break-even rent $437

Max offer price $51,950

Occupancy floor 49%

Sensitivity live

Price	-10% $514	-5% $499	+0% $485	+5% $470	+10% $455
Rent	-10% $402	-5% $443	+0% $485	+5% $526	+10% $568
Rate	-1.0pp $511	-0.5pp $498	base $485	+0.5pp $471	+1.0pp $458

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: $12,988
• Closing costs: $1,558
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.06mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	24d	1	0.19mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.28mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	24d	1	0.29mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.33mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	4d	1	0.38mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.39mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	24d	1	0.58mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	3d	1	0.65mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.66mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	24d	1	0.70mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	15d	1	0.71mi
1768 W Hill St Louisville, KY	2.0	1.0	675	$925	$1.37	24d	1	0.71mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.73mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.73mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	24d	1	0.76mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	0.76mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	24d	1	0.78mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	600	$725	$1.21	24d	1	0.80mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	550	$650	$1.18	4d	1	0.80mi
1349 Olive St Unit 3 Louisville, KY	1.0	1.0	600	$695	$1.16	4d	1	0.80mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	0.80mi
2310 W Broadway Unit 1 Louisville, KY	1.0	1.0	1100	$975	$0.89	3d	1	0.82mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.85mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	17d	1	0.86mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	4d	1	0.87mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	24d	1	0.87mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	0.90mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	24d	1	0.94mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	0.95mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	1.02mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	16d	1	1.06mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	24d	1	1.09mi
2221 W Madison St Louisville, KY	3.0	1.0	1000	$1,350	$1.35	24d	1	1.10mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	22d	1	1.10mi
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	24d	1	1.10mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	1.11mi
21 College Ct Louisville, KY	1.0	1.0	900	$880	$0.98	11d	1	1.12mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	24d	1	1.12mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	1.13mi

Listing history 30 events

1. 2026-06-18
   days on market $51,950 Active 75 DOM
2. 2026-06-17
   days on market $51,950 Active 74 DOM
3. 2026-06-16
   days on market $51,950 Active 73 DOM
4. 2026-06-15
   days on market $51,950 Active 72 DOM
5. 2026-06-13
   days on market $51,950 Active 70 DOM
6. 2026-06-10
   days on market $51,950 Active 67 DOM
7. 2026-06-09
   days on market $51,950 Active 66 DOM
8. 2026-06-08
   pricedays on market $51,950 Active 65 DOM
9. 2026-06-07
   days on market $52,500 Active 64 DOM
10. 2026-06-03
    days on market $52,500 Active 60 DOM
11. 2026-06-02
    days on market $52,500 Active 59 DOM
12. 2026-06-01
    days on market $52,500 Active 58 DOM
13. 2026-05-31
    days on market $52,500 Active 57 DOM
14. 2026-05-06
    price $52,500
15. 2026-04-04
    listed $53,000 Active
16. 2025-05-15
    historical
17. 2025-05-14
    listed $60,000 Active
18. 2021-05-24
    soldstatus $48,500
19. 2021-05-20
    soldstatus $48,500 Closed 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

20. 2021-03-15
    status Pending 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

21. 2021-03-09
    status Active 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

22. 2021-03-09
    price $61,999 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

23. 2021-02-15
    historical 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

24. 2020-12-26
    status Active 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

25. 2020-12-26
    price $64,998 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

26. 2020-12-21
    status Pending 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

27. 2020-11-01
    price $64,999 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

28. 2020-10-29
    listed $69,999 Active 174-char remark

    Show marketing remark (174 chars)

    PRICE REDUCTION! Seller has had several repairs completed to make sure this home is ready for a lucky buyer!!!! New Roof, new insulation, new plumbing, new electric and more!

29. 2020-03-14
    historical
30. 2019-09-14
    listed $62,000 Active

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $611 · $51/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 · 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: $12,604
• − Mortgage interest: −$2,910
• − Property taxes: −$611
• − Insurance: −$260
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,511
• Taxable income: $5,295
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $4,546/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

-15.3% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $52,500 Metro Search MLS
• 2026-04-04 Listed $53,000 Metro Search MLS
• 2025-05-15 Listing Removed — Metro Search MLS
• 2025-05-14 Listed $60,000 Metro Search MLS
• 2021-05-24 Sold (Public Records) $48,500 Public Records
• 2021-05-20 Sold (MLS) $48,500 Metro Search MLS
• 2021-03-15 Pending — Metro Search MLS
• 2021-03-09 Relisted — Metro Search MLS
• 2021-03-09 Price Changed $61,999 Metro Search MLS
• 2021-02-15 Listing Removed — Metro Search MLS
• 2020-12-26 Relisted — Metro Search MLS
• 2020-12-26 Price Changed $64,998 Metro Search MLS
• 2020-12-21 Pending — Metro Search MLS
• 2020-11-01 Price Changed $64,999 Metro Search MLS
• 2020-10-29 Listed $69,999 Metro Search MLS
• 2020-03-14 Listing Removed — Metro Search MLS
• 2019-09-14 Listed $62,000 Metro Search MLS

Property tax history

+2.0%/yr

Latest (2025): $611 · -1.9% YoY. Source: county tax records.