1417 S 8th St · Louisville, KY 40208

$62,000

2 bd · 1.0 ba · 944 sqft · SingleFamily · 42 Days on market

Built 1910 2,164 sqft lot Est $85k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Louisville, Kentucky! This charming 2-bedroom, 1-bath home offers approximately 944 square feet and is perfect for investors looking to expand their portfolio. With a tenant already in place, you can enjoy immediate rental income from day one. The home features a functional layout with comfortable living spaces and low-maintenance appeal, making it an ideal addition to any investment strategy. Conveniently located near shopping, dining, and major roadways, this property offers both accessibility and strong rental potential. Don't miss your chance to secure a turnkey investment in a desirable area!

Key facts

• Turnkey investment
• Functional layout
• 2,164 sq ft lot

Tags

• IMMEDIATE RENTAL INCOME
• FUNCTIONAL LAYOUT
• STRONG RENTAL POTENTIAL
• TURNKEY INVESTMENT

Property features AI

Finance

• Other: Located in Jefferson County; Subdivision: Downtown

Exterior

• Parking: Off-street parking
• Utilities: Public sewer
• Home design: House; One story
• Construction: Vinyl siding; Block foundation; Shingle roof; Built area approximately 944
• Exterior features: Privacy fencing; Public water

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range
• Bedrooms: Primary bedroom on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Primary bedroom on the first floor; Two total rooms

🏷️ Possibly a rental listed for sale. The $62,000 price doesn't fit this home's estimated sale value (~$84,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: Cochran Elementary (math 8% / reading 17%, grade F, #630 of 676 statewide, top 95%, 324 students, 76% FRL); Highland Middle (math 10% / reading 41%, grade F, #181 of 217 statewide, top 84%, 801 students, 59% FRL); Fairdale High (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 1,386 students, 68% FRL).
• Market conditions: Rents rising fast (+6.1%/yr); 77 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 33% of the median local income ($40k/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 $429 of loan paydown is wiped out by about $2k 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 + 6.1% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $62k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.74% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.90%
• DSCR: 2.51
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $84,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1455 S 12th St	0.33mi	3/2.0 (+1)	1,063 (+13%)	4mo	$95,800	$90	51
651 Davies Ave	0.37mi	1/1.0 (-1)	838 (-11%)	18mo	$90,000	$107	44
1147 S 15th St	0.75mi	2/1.0	848 (-10%)	9mo	$35,000	$41	41

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 · 6.06% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.42×
• Total profit: $24,588
• Equity at exit: $9,244

10-year hold

• IRR: 41.0%
• Equity multiple: 5.41×
• Total profit: $76,486
• Equity at exit: $5,361

Cash invested: $17,360 (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 40208

• Home prices YoY: -23.3%
• Rents YoY: 6.1%
• Active inventory: 77
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$325
• Tax from tax record: −$10 /mo · $126/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $490

Break-even live

Break-even rent $458

Max offer price $62,000

Occupancy floor 50%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$1,758	$1.64	3d	1	0.31mi
1312 S 6th St Unit 609 FT-1B Louisville, KY	1.0	1.0	525	$825	$1.57	23d	1	0.35mi
1310 S 6th St Unit 1310 S 6th-3 Louisville, KY	1.0	1.0	679	$825	$1.22	3d	1	0.35mi
415 Belgravia Ct Unit 3 Louisville, KY	2.0	1.0	700	$800	$1.14	23d	1	0.39mi
512 W Ormsby Ave Louisville, KY	2.0	1.0	573	$1,795	$3.13	1d	1	0.41mi
427 Park Ave Unit 6 Louisville, KY	1.0	1.0	700	$1,195	$1.71	23d	1	0.42mi
409 W Gaulbert Ave Unit 201 Louisville, KY	2.0	1.0	772	$1,100	$1.42	23d	1	0.43mi
1521 S 4th St Unit 6 Louisville, KY	2.0	1.0	750	$1,025	$1.37	23d	1	0.47mi
1521 S 4th St Unit 12 Louisville, KY	1.0	1.0	700	$795	$1.14	21d	1	0.47mi
1521 S 4th St Apt 8 Louisville, KY	1.0	1.0	700	$900	$1.29	23d	1	0.47mi
1521 S 4th St Unit 7 Louisville, KY	2.0	1.0	750	$1,125	$1.50	23d	1	0.47mi
1200 S 6th St Apt 4 Louisville, KY	3.0	1.0	900	$1,125	$1.25	23d	1	0.51mi
508 W Oak St Unit 2 Louisville, KY	2.0	1.0	1000	$1,195	$1.20	23d	1	0.54mi
1146 S 6th St Unit 2B Louisville, KY	1.0	1.0	700	$1,300	$1.86	23d	1	0.55mi
216 W Burnett Ave Unit 226B Louisville, KY	2.0	1.0	775	$1,050	$1.35	17d	1	0.55mi
216 W Burnett Ave Unit 216A Louisville, KY	3.0	1.0	900	$1,150	$1.28	17d	1	0.55mi
1245 S 4th St Louisville, KY	1.0–2.0	1.0	900	$1,100	$1.22	3d	5	0.57mi
1436 S 2nd St Unit 1436-1 Louisville, KY	2.0	1.0	1000	$1,095	$1.09	11d	1	0.57mi
1231 S 4th St Unit 1 Louisville, KY	1.0	1.0	650	$925	$1.42	21d	1	0.59mi
1231 S 4th St Unit 1 Louisville, KY	1.0	1.0	650	$925	$1.42	23d	1	0.59mi
208 W Ormsby Ave Unit 4 Louisville, KY	1.0	1.0	700	$850	$1.21	23d	1	0.64mi
1319 S 2nd St Unit 3 Louisville, KY	1.0	1.0	600	$895	$1.49	23d	1	0.66mi
1121 Garvin Pl Unit 1121 Garvin Place-1 Louisville, KY	1.0	1.0	660	$900	$1.36	14d	1	0.66mi
607 Saint Catherine St Unit 2 Louisville, KY	1.0	1.0	1100	$1,025	$0.93	23d	1	0.67mi
1702 S 2nd St Apt 3 Louisville, KY	1.0	1.0	625	$875	$1.40	23d	1	0.68mi
1702 S 2nd St Apt 1 Louisville, KY	2.0	1.0	875	$1,100	$1.26	23d	1	0.68mi
510 Saint Catherine St Apt B Louisville, KY	1.0	1.0	552	$895	$1.62	3d	1	0.70mi
1800 S 2nd St Louisville, KY	1.0	1.0	575	$950	$1.65	16d	7	0.72mi
1233 S 2nd St Apt 1 Louisville, KY	1.0	1.0	950	$875	$0.92	3d	1	0.73mi
1245 S 1st St Unit 4 Louisville, KY	1.0	1.0	650	$925	$1.42	3d	1	0.79mi
1318 S Brook St Unit 3 Louisville, KY	2.0	1.0	800	$1,295	$1.62	23d	1	0.79mi
1304 S Brook St #2 Louisville, KY	2.0	1.0	850	$1,100	$1.29	3d	1	0.81mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	23d	1	0.82mi
1228 S Brook St Unit 2 Louisville, KY	1.0	1.0	700	$825	$1.18	23d	1	0.86mi
122 E Oak St #2 Louisville, KY	2.0	1.0	864	$1,250	$1.45	23d	1	0.88mi
124 E Oak St #4 Louisville, KY	2.0	1.0	904	$1,550	$1.71	23d	1	0.89mi
1009 S 3rd St #302 Louisville, KY	1.0	1.0	700	$750	$1.07	23d	1	0.89mi
21 College Ct Louisville, KY	1.0	1.0	900	$880	$0.98	10d	1	0.90mi
1135 S 1st St #7 Louisville, KY	2.0	1.0	837	$1,500	$1.79	23d	1	0.90mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	0.91mi

Listing history 28 events

1. 2026-06-01
   days on market $62,000 Active 42 DOM
2. 2026-05-31
   days on market $62,000 Active 41 DOM
3. 2026-05-20
   price $62,000
4. 2026-05-05
   price $72,000
5. 2026-04-20
   listed $77,000 Active
6. 2024-12-31
   historical
7. 2024-06-19
   listed $84,900 Active
8. 2024-05-31
   historical
9. 2024-03-29
   price $84,900
10. 2024-02-14
    price $89,900
11. 2024-01-04
    price $96,900
12. 2023-12-01
    price $99,900
13. 2023-09-15
    listed $105,000 Active
14. 2023-09-15
    price $119,900
15. 2023-09-15
    price $113,000
16. 2023-09-15
    price $105,000
17. 2021-01-05
    soldstatus $10,000 Closed
18. 2020-12-28
    status Pending
19. 2020-12-21
    historical Active Under Contract
20. 2020-12-04
    listed $16,900 Active
21. 2019-08-07
    historical
22. 2019-05-28
    listed $19,000 Active
23. 2018-08-31
    soldstatus $18,900
24. 2018-08-14
    historical
25. 2018-05-16
    status Active
26. 2018-05-16
    price $18,000
27. 2018-05-11
    status Pending
28. 2018-05-04
    listed $19,000 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: $126 · $10/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$407/yr (+$34/mo · 323.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,941
• − Mortgage interest: −$3,473
• − Property taxes: −$126
• − Insurance: −$310
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$1,804
• Taxable income: $5,158
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $4,648/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): 15,605
• Household income: $39,560
• Rent vs Own: 73.8% rent · 26.2% own
• Severe rent burden: 1136.0

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 0.56)
• Race & ethnicity: White 62% Black 22% Two or more races 9% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -72.97%
• Current HPI: 240.6261
• Rent YoY: ▲ 6.06%
• 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

+226.3% since first listed

26 events — show timeline

• 2026-05-20 Price Changed $62,000 ImagineMLS
• 2026-05-05 Price Changed $72,000 ImagineMLS
• 2026-04-20 Listed $77,000 ImagineMLS
• 2024-12-31 Listing Removed — Metro Search MLS
• 2024-06-19 Listed $84,900 Metro Search MLS
• 2024-05-31 Listing Removed — Metro Search MLS
• 2024-03-29 Price Changed $84,900 Metro Search MLS
• 2024-02-14 Price Changed $89,900 Metro Search MLS
• 2024-01-04 Price Changed $96,900 Metro Search MLS
• 2023-12-01 Price Changed $99,900 Metro Search MLS
• 2023-09-15 Price Changed $105,000 Metro Search MLS
• 2023-09-15 Price Changed $113,000 Metro Search MLS
• 2023-09-15 Price Changed $119,900 Metro Search MLS
• 2023-09-15 Listed $105,000 Metro Search MLS
• 2021-01-05 Sold (MLS) $10,000 Metro Search MLS
• 2020-12-28 Pending — Metro Search MLS
• 2020-12-21 Contingent — Metro Search MLS
• 2020-12-04 Listed $16,900 Metro Search MLS
• 2019-08-07 Listing Removed — Metro Search MLS
• 2019-05-28 Listed $19,000 Metro Search MLS
• 2018-08-31 Sold (Public Records) $18,900 Public Records
• 2018-08-14 Listing Removed — Metro Search MLS
• 2018-05-16 Relisted — Metro Search MLS
• 2018-05-16 Price Changed $18,000 Metro Search MLS
• 2018-05-11 Pending — Metro Search MLS
• 2018-05-04 Listed $19,000 Metro Search MLS

Property tax history

-11.0%/yr

Latest (2025): $126 · -1.9% YoY. Source: county tax records.