1308 S 26th St · Louisville, KY 40210

$125,000

3 bd · 1.5 ba · 1,229 sqft · SingleFamily · 41 Days on market

Built 1995 4,199 sqft lot Est $93k · 34% over

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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 +20.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

This super cute, 3 bedroom 1 and a half bathroom home has been lovingly maintained and is ready for its next owner! Featuring spacious living areas, comfortable bedrooms, and great potential, this move-in ready property is must see! With fresh paint and new carpet throughout, there's truly nothing to do but unpack! Outside, you'll find a large, fully fenced back yard perfect for entertaining or simply enjoying time outdoors. Offering comfort, convenience, affordability, and flexibility, this home is perfectly priced for a first-time buyer or an investor seeking a solid addition to their portfolio. This is one you don't want to miss! Call today to schedule your showing.

Key facts

• 4,199 sq ft lot
• Built 1995
• Listed 41 days

Tags

• FULLY FENCED BACK YARD

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: No dedicated parking
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; One story; Other architectural style; Entry level: first floor
• Construction: Built in 1995; Vinyl siding with wood frame construction; Shingle roof; Crawl space foundation
• Exterior features: Level lot; Full chain-link fencing

Interior

• Kitchen: Eat-in kitchen on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning; One HVAC unit
• Interior features: Five total rooms; Four closets; No basement; No fireplaces
• Laundry & utility: Laundry room on the first floor; First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $119k (4.8% below list).
• Recommended offer: $119k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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+, 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 40% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $11k; list at $125k implies a 996% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $119,058 (4.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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: 0.95% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $93,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Wilson Ave	0.45mi	3/1.5	1,248 (+2%)	1mo	$135,000	$108	76
1331 S 28th St	0.19mi	3/1.5	1,152 (-6%)	6mo	$60,000	$52	76
1419 S 28th St	0.28mi	4/2.0 (+1)	1,203 (-2%)	6mo	$100,000	$83	72
2316 Greenwood Ave	0.41mi	2/1.0 (-1)	1,228 (-0%)	3mo	$80,000	$65	71
1415 S 28th St	0.27mi	3/2.0	1,384 (+13%)	2mo	$190,000	$137	63
2136 W Gaulbert Ave	0.55mi	4/1.5 (+1)	1,210 (-2%)	6mo	$92,000	$76	62
1705 1/2 Hale Ave	0.70mi	3/2.0	1,257 (+2%)	4mo	$58,000	$46	58
1412 Beech St	0.48mi	2/1.5 (-1)	1,127 (-8%)	4mo	$90,000	$80	55
1624 Hemlock Ct	0.62mi	3/1.0	1,376 (+12%)	2mo	$32,500	$24	48
865 S 26th St	0.64mi	3/1.0	1,371 (+12%)	3mo	$51,999	$38	47
101 Saunders	0.73mi	2/2.0 (-1)	1,148 (-7%)	5mo	$145,000	$126	44
1712 Saint Louis Ave	0.62mi	2/1.0 (-1)	1,072 (-13%)	4mo	$45,000	$42	39

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: 30.0%
• Equity multiple: 3.41×
• Total profit: $84,358
• Equity at exit: $112,610

10-year hold

• IRR: 27.5%
• Equity multiple: 8.32×
• Total profit: $256,067
• Equity at exit: $242,848

Cash invested: $35,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$656
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $157

Break-even live

Break-even rent $991

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	24d	1	0.11mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.18mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	0.22mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	24d	1	0.22mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	0.24mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	24d	1	0.24mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.25mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.31mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.38mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	24d	1	0.38mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	0.41mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	24d	1	0.47mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.47mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	0.49mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	0.50mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	24d	1	0.50mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	0.50mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.50mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	24d	1	0.54mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.59mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	24d	1	0.59mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	24d	1	0.60mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	24d	1	0.60mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	0.60mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.60mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.62mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	24d	1	0.63mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.64mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.67mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	16d	1	0.67mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	24d	1	0.70mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	24d	1	0.71mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.72mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	24d	1	0.72mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	24d	1	0.73mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	24d	1	0.75mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.81mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	3d	1	0.81mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	24d	1	0.81mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.82mi

Listing history 29 events

1. 2026-06-18
   days on market $125,000 Active 41 DOM
2. 2026-06-17
   days on market $125,000 Active 40 DOM
3. 2026-06-16
   days on market $125,000 Active 39 DOM
4. 2026-06-15
   days on market $125,000 Active 38 DOM
5. 2026-06-13
   days on market $125,000 Active 36 DOM
6. 2026-06-10
   days on market $125,000 Active 33 DOM
7. 2026-06-09
   days on market $125,000 Active 32 DOM
8. 2026-06-08
   days on market $125,000 Active 31 DOM
9. 2026-06-07
   days on market $125,000 Active 30 DOM
10. 2026-06-03
    days on market $125,000 Active 26 DOM
11. 2026-06-02
    days on market $125,000 Active 25 DOM
12. 2026-06-01
    days on market $125,000 Active 24 DOM
13. 2026-05-31
    days on market $125,000 Active 23 DOM
14. 2026-05-08
    listed $125,000 Active
15. 2026-04-19
    historical $1,195
16. 2026-02-19
    listed $1,195
17. 2025-02-06
    historical $1,195
18. 2024-11-23
    listed $1,195
19. 2014-01-23
    historical
20. 2014-01-22
    soldstatus $11,400
21. 2013-12-03
    listed $11,900
22. 2013-03-31
    historical
23. 2012-07-10
    listed $26,900
24. 2008-02-19
    soldstatus $55,000
25. 2008-01-22
    soldstatus $40,000
26. 2007-11-16
    listed $44,900
27. 2004-06-04
    soldstatus $65,500
28. 2004-05-28
    soldstatus $65,500
29. 2003-07-23
    listed $59,500

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$167/yr (+$14/mo · 18.4%)

ⓘ 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: $14,287
• − Mortgage interest: −$7,002
• − Property taxes: −$908
• − Insurance: −$625
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$3,636
• Taxable loss: −$170
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $1,929/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

+110.1% since first listed

16 events — show timeline

• 2026-05-08 Listed $125,000 Metro Search MLS
• 2026-04-19 Rental Removed $1,195 APPFOLIO
• 2026-02-19 Listed for Rent $1,195 APPFOLIO
• 2025-02-06 Rental Removed $1,195 APPFOLIO
• 2024-11-23 Listed for Rent $1,195 APPFOLIO
• 2014-01-23 Listing Removed — Metro Search MLS
• 2014-01-22 Sold (MLS) $11,400 Metro Search MLS
• 2013-12-03 Listed $11,900 Metro Search MLS
• 2013-03-31 Listing Removed — Metro Search MLS
• 2012-07-10 Listed $26,900 Metro Search MLS
• 2008-02-19 Sold (Public Records) $55,000 Public Records
• 2008-01-22 Sold (MLS) $40,000 Metro Search MLS
• 2007-11-16 Listed $44,900 Metro Search MLS
• 2004-06-04 Sold (Public Records) $65,500 Public Records
• 2004-05-28 Sold (MLS) $65,500 Metro Search MLS
• 2003-07-23 Listed $59,500 Metro Search MLS

Property tax history

+8.8%/yr

Latest (2025): $908 · -1.9% YoY. Source: county tax records.