1425 Arling Ave · Louisville, KY 40215

$109,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily · 27 Days on market

Built 1969 3,746 sqft lot Est $164k · 33% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

Rental Property

Key facts

• Functional kitchen
• Large yard
• Natural light

Tags

• LARGE YARD
• FUNCTIONAL KITCHEN
• NATURAL LIGHT
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No parking available
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1969
• Construction: Brick construction; Shingle roof; Crawl space foundation
• Exterior features: Chain link fencing; Lot dimensions approximately 30 x 125

Interior

• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Two total rooms (three rooms listed total); No basement
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 119 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% 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 $754 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $163,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Oakwood Ave	0.24mi	3/1.0 (+1)	1,018 (-3%)	4mo	$137,500	$135	76
1330 Bluegrass Ave	0.37mi	2/1.0	1,060 (+1%)	8mo	$125,000	$118	74
1518 Arling Ave	0.11mi	3/1.0 (+1)	1,144 (+9%)	2mo	$175,000	$153	73
4409 Mcgill Dr	0.21mi	2/1.0	961 (-8%)	7mo	$185,000	$193	70
1538 Huntoon Ave	0.24mi	3/1.0 (+1)	942 (-10%)	1mo	$190,000	$202	66
1409 Arling Ave	0.05mi	3/2.0 (+1)	1,200 (+14%)	4mo	$136,250	$114	62
1500 Huntoon Ave	0.15mi	3/2.0 (+1)	1,156 (+10%)	6mo	$200,000	$173	62
1215 W Woodlawn Ave	0.60mi	3/1.0 (+1)	1,119 (+7%)	5mo	$175,000	$156	52
1228 W Woodlawn Ave	0.55mi	2/1.0	926 (-12%)	8mo	$132,000	$143	48
5311 Devers Ave	0.69mi	3/1.0 (+1)	972 (-7%)	4mo	$142,900	$147	48
4101 Churchman Ave	0.73mi	3/2.0 (+1)	1,097 (+4%)	7mo	$180,000	$164	44
527 Forum Ave	0.74mi	3/1.0 (+1)	1,176 (+12%)	1mo	$215,000	$183	39

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,558
• Equity at exit: $16,252

10-year hold

• IRR: 9.7%
• Equity multiple: 1.83×
• Total profit: $25,217
• Equity at exit: $9,424

Cash invested: $30,520 (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: 119
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$572
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $195

Break-even live

Break-even rent $946

Max offer price $109,000

Occupancy floor 79%

Sensitivity live

Price	-10% $257	-5% $226	+0% $195	+5% $164	+10% $134
Rent	-10% $101	-5% $148	+0% $195	+5% $242	+10% $290
Rate	-1.0pp $250	-0.5pp $223	base $195	+0.5pp $167	+1.0pp $138

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 Arling Ave Louisville, KY	3.0	2.0	1148	$1,275	$1.11	17d	1	0.05mi
1517 Shingo Ave Louisville, KY	3.0	2.0	1100	$1,349	$1.23	25d	1	0.09mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	13d	1	0.66mi
4046 Taylor Blvd Unit 2 Louisville, KY	2.0	1.0	800	$900	$1.12	25d	1	0.66mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	17d	1	0.67mi
2200 Rosewood Way Louisville, KY	2.0	1.5	900	$1,159	$1.29	3d	1	0.72mi
418 Marshall Walk Louisville, KY	2.0	1.0	850	$1,095	$1.29	25d	1	0.87mi
5107 Reed Ave Louisville, KY	3.0	1.0	864	$1,200	$1.39	4d	1	0.89mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	17d	1	0.90mi
327 Inverness Ave Louisville, KY	2.0	1.0	820	$1,150	$1.40	17d	1	0.91mi
4725 Southern Pkwy Unit 1 Louisville, KY	2.0	1.0	1296	$925	$0.71	4d	1	0.98mi
4704 Southern Pkwy Unit A1 Louisville, KY	1.0	1.0	750	$775	$1.03	18d	1	1.00mi
4818 S 3rd St Unit 2 Louisville, KY	1.0	1.0	800	$800	$1.00	13d	1	1.03mi
6100 Ledgewood Pkwy Unit 6214-3 Louisville, KY	2.0	1.0	825	$850	$1.03	4d	1	1.03mi
6100 Ledgewood Pkwy Unit 6213-4 Louisville, KY	2.0	1.0	825	$850	$1.03	25d	1	1.03mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	17d	1	1.03mi
6100 Ledgewood Pkwy Louisville, KY	2.0	1.0	825	$850	$1.03	17d	9	1.03mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	22d	1	1.07mi
4626 Southern Pkwy Louisville, KY	1.0–2.0	1.0	809	$895	$1.11	15d	3	1.13mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	25d	1	1.16mi
5011 Southside Dr Louisville, KY	1.0–2.0	1.0	800	$975	$1.22	3d	9	1.17mi
5011 Southside Dr Louisville, KY	1.0–2.0	1.0	800	$1,067	$1.33	25d	1	1.17mi
4619 Southern Pkwy Unit 3 Louisville, KY	1.0	1.0	700	$975	$1.39	3d	1	1.18mi
4604 Southern Pkwy Louisville, KY	1.0	1.0	780	$800	$1.03	4d	1	1.21mi
4608 S 3rd St Unit 1st Floor Louisville, KY	2.0	1.5	1100	$1,500	$1.36	25d	1	1.25mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	13d	1	1.27mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	17d	1	1.28mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	25d	1	1.30mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	13d	1	1.30mi
104 Kenwood Ct Louisville, KY	2.0	1.0	875	$985	$1.13	25d	1	1.33mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	25d	1	1.35mi
518 Iroquois Garden Dr Louisville, KY	1.0–2.0	1.0–2.0	850	$999	$1.18	4d	27	1.36mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	25d	1	1.38mi
1519 Crums Ln Louisville, KY	2.0	1.0	820	$888	$1.08	17d	2	1.45mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	3d	1	1.47mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	13d	1	1.47mi
1519 Crums Ln Apt 25 Louisville, KY	2.0	1.0	820	$900	$1.10	25d	1	1.48mi
5013 Wabash Pl Louisville, KY	3.0	2.0	1080	$1,400	$1.30	25d	1	1.49mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	18d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $109,000 Active 27 DOM
2. 2026-06-18
   days on market $109,000 Active 24 DOM
3. 2026-06-17
   days on market $109,000 Active 23 DOM
4. 2026-06-16
   days on market $109,000 Active 22 DOM
5. 2026-06-15
   days on market $109,000 Active 21 DOM
6. 2026-06-13
   days on market $109,000 Active 19 DOM
7. 2026-06-10
   days on market $109,000 Active 16 DOM
8. 2026-06-09
   pricedays on market $109,000 Active 15 DOM
9. 2026-06-08
   days on market $115,000 Active 14 DOM
10. 2026-06-07
    days on market $115,000 Active 13 DOM
11. 2026-06-03
    days on market $115,000 Active 9 DOM
12. 2026-06-02
    days on market $115,000 Active 8 DOM
13. 2026-06-01
    days on market $115,000 Active 7 DOM
14. 2026-05-31
    days on market $115,000 Active 6 DOM
15. 2026-05-26
    price $115,000
16. 2026-05-25
    listed $110,000 Active
17. 2019-03-11
    soldstatus $228,000
18. 2019-03-10
    historical 15-char remark

    Show marketing remark (15 chars)

    Rental Property

19. 2019-03-08
    soldstatus $33,000 15-char remark

    Show marketing remark (15 chars)

    Rental Property

20. 2019-01-26
    listed $33,000 15-char remark

    Show marketing remark (15 chars)

    Rental Property

21. 2015-06-02
    soldstatus $125,000
22. 2015-05-29
    soldstatus $30,000 Closed 105-char remark

    Show marketing remark (105 chars)

    Currently rented. Well laid out two bedroom one bath home. Brick construction and driveway for parking.

23. 2015-04-05
    status Pending 105-char remark

    Show marketing remark (105 chars)

    Currently rented. Well laid out two bedroom one bath home. Brick construction and driveway for parking.

24. 2015-04-02
    listed $40,000 Active 105-char remark

    Show marketing remark (105 chars)

    Currently rented. Well laid out two bedroom one bath home. Brick construction and driveway for parking.

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,324
• − Mortgage interest: −$6,106
• − Property taxes: −$1,568
• − Insurance: −$545
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,171
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,190/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

+187.5% since first listed

10 events — show timeline

• 2026-05-26 Price Changed $115,000 Metro Search MLS
• 2026-05-25 Listed $110,000 Metro Search MLS
• 2019-03-11 Sold (Public Records) $228,000 Public Records
• 2019-03-10 Listing Removed — Metro Search MLS
• 2019-03-08 Sold (MLS) $33,000 Metro Search MLS
• 2019-01-26 Listed $33,000 Metro Search MLS
• 2015-06-02 Sold (Public Records) $125,000 Public Records
• 2015-05-29 Sold (MLS) $30,000 Metro Search MLS
• 2015-04-05 Pending — Metro Search MLS
• 2015-04-02 Listed $40,000 Metro Search MLS

Property tax history

+10.9%/yr

Latest (2025): $1,568 · +35.8% YoY. Source: county tax records.