2026 S 16th St · Louisville, KY 40210

$150,000

3 bd · 2.0 ba · 1,978 sqft · SingleFamily · 82 Days on market

Built 1920 6,761 sqft lot Est $229k · 35% 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 +22.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome home to this 3-bedroom, 2 full bath home featuring a first-floor primary suite and a partially finished basement offering additional living or flex space. Sold as-is but priced to sell! The home includes a two-car garage and a functional layout with great potential for customization. This property is a fantastic opportunity for buyers looking to add value. The home qualifies for City, REVERT, and Metro programs, making it an excellent option for owner-occupants, if you qualify for the program. Don't miss the chance to make this home your own—schedule your showing today!

Key facts

• Functional layout
• 6,761 sq ft lot
• 2 garage spots

Tags

• FIRST-FLOOR PRIMARY SUITE
• PARTIALLY FINISHED BASEMENT
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Subdivision: CONTINENTAL COURT
• HOA & community: No association fee reported

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Cape Cod style; 1 story (listing indicates 1 story); Built in 1920
• Construction: Vinyl siding; Shingle roof; Poured concrete foundation; Above-grade finished area reported as 1,428; Below-grade finished area reported as 550; Below-grade unfinished area reported as 290
• Exterior features: No fencing; Lot dimensions approximately 50 x 135.3

Interior

• Kitchen: Kitchen on the first floor; Dining area adjacent to the kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Bathrooms: 2 full bathrooms total; Primary bathroom on the first floor; Full bathroom on the second floor
• Heating & cooling: Forced air heating
• Interior features: Basement (unfinished); 7 total main rooms; 10 total rooms; No fireplaces; Dining area on the first floor; Family room in the basement; Game room in the basement; Living room on the first floor
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

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: Mcferran Preparatory Academy (math 2% / reading 8%, grade F, #670 of 676 statewide, top 100%, 691 students, 83% FRL); Noe Middle (math 49% / reading 62%, grade B-, #7 of 217 statewide, top 3%, 1,347 students, 46% FRL); Iroquois High (math 12% / reading 8%, grade F, #245 of 254 statewide, top 97%, 1,090 students, 74% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 93 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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 $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1920 — 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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $229,448
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Algonquin Pkwy	0.06mi	3/2.5	2,135 (+8%)	12mo	$167,000	$78	72
1505 Homeview Dr	0.62mi	3/2.0	1,949 (-2%)	6mo	$189,000	$97	64
1840 Algonquin Pkwy	0.63mi	2/1.5 (-1)	1,932 (-2%)	23mo	$155,000	$80	41
1210 Lincoln Ave	0.42mi	4/2.0 (+1)	1,700 (-14%)	14mo	$207,000	$122	40
2107 Ratcliffe Ave	0.72mi	3/2.0	1,706 (-14%)	5mo	$198,000	$116	40
1844 Bolling Ave	0.75mi	3/1.5	1,726 (-13%)	6mo	$155,000	$90	37
1801 S 22nd St	0.63mi	3/1.5	1,683 (-15%)	12mo	$200,000	$119	33
1731 Kennedy Rd	0.73mi	4/1.0 (+1)	1,774 (-10%)	8mo	$215,000	$121	33

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: 31.8%
• Equity multiple: 3.54×
• Total profit: $106,758
• Equity at exit: $135,132

10-year hold

• IRR: 29.1%
• Equity multiple: 8.66×
• Total profit: $321,796
• Equity at exit: $291,417

Cash invested: $42,000 (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: 93
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$787
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $263

Break-even live

Break-even rent $1,241

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $348	-5% $306	+0% $263	+5% $221	+10% $178
Rent	-10% $139	-5% $201	+0% $263	+5% $325	+10% $387
Rate	-1.0pp $339	-0.5pp $301	base $263	+0.5pp $224	+1.0pp $185

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 Lincoln Ave Louisville, KY	2.0	1.5	1358	$1,150	$0.85	18d	1	0.61mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	12d	1	0.62mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	0d	1	0.62mi
1147 Lincoln Ave Louisville, KY	4.0	1.0	1323	$1,295	$0.98	5d	1	0.66mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$2,217	$2.06	5d	1	0.84mi
516 Colorado Ave Louisville, KY	3.0	2.0	2000	$1,800	$0.90	18d	1	1.00mi
510 Colorado Ave Louisville, KY	3.0	2.0	1500	$1,750	$1.17	25d	1	1.02mi
2 Eutropia Ct Louisville, KY	3.0	2.0	1367	$1,950	$1.43	19d	1	1.12mi
2501 S 4th St Louisville, KY	1.0–3.0	1.0–3.0	897	$6,345	$7.07	5d	1	1.15mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	12d	1	1.19mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	5d	1	1.22mi
1479 S 4th St Unit 2A Louisville, KY	2.0	1.0	2400	$2,200	$0.92	18d	1	1.23mi
2117 Osage Ave Louisville, KY	3.0	1.0	1924	$1,460	$0.76	0d	1	1.32mi
2718 S 3rd St Unit 2 Louisville, KY	4.0	2.0	2000	$2,800	$1.40	14d	1	1.33mi
2711 S 3rd St Unit 1 Louisville, KY	4.0	2.0	1800	$2,400	$1.33	14d	1	1.35mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	18d	1	1.40mi
1445 S 2nd St Unit 3 Louisville, KY	3.0	1.0	1290	$1,500	$1.16	16d	1	1.42mi
1456 Beech St Louisville, KY	3.0	2.0	1498	$1,650	$1.10	0d	1	1.44mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	5d	1	1.48mi
1461 S 1st St Unit 2 Louisville, KY	2.0	1.0	1300	$1,300	$1.00	22d	1	1.49mi

Listing history 29 events

1. 2026-06-10
   status $150,000 Pending 82 DOM
2. 2026-06-09
   days on market $150,000 Active 82 DOM
3. 2026-06-08
   days on market $150,000 Active 81 DOM
4. 2026-06-07
   days on market $150,000 Active 80 DOM
5. 2026-06-03
   days on market $150,000 Active 76 DOM
6. 2026-06-02
   days on market $150,000 Active 75 DOM
7. 2026-06-01
   days on market $150,000 Active 74 DOM
8. 2026-05-31
   days on market $150,000 Active 73 DOM
9. 2026-04-14
   status Active
10. 2026-02-18
    status Pending
11. 2026-01-21
    listed $150,000 Active
12. 2019-12-11
    soldstatus $125,000
13. 2019-11-06
    soldstatus $125,000 Closed
14. 2019-10-06
    listed $139,900
15. 2019-10-06
    historical
16. 2019-10-06
    price $139,900
17. 2017-04-17
    historical
18. 2017-03-10
    listed $94,900 Active
19. 2009-03-06
    listed $19,900
20. 2008-12-29
    historical
21. 2008-07-02
    listed $19,900
22. 2004-06-18
    soldstatus $75,000
23. 2004-04-02
    listed $79,000
24. 2001-09-05
    historical
25. 2000-11-26
    historical
26. 2000-11-21
    soldstatus $89,500
27. 2000-09-14
    listed $87,500
28. 2000-07-26
    listed $89,900
29. 1999-09-22
    listed $89,900

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $18,890
• − Mortgage interest: −$8,402
• − Property taxes: −$1,577
• − Insurance: −$750
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,364
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,971/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

+66.9% since first listed

21 events — show timeline

• 2026-04-14 Relisted — Metro Search MLS
• 2026-02-18 Pending — Metro Search MLS
• 2026-01-21 Listed $150,000 Metro Search MLS
• 2019-12-11 Sold (Public Records) $125,000 Public Records
• 2019-11-06 Sold (MLS) $125,000 Metro Search MLS
• 2019-10-06 Price Changed $139,900 Metro Search MLS
• 2019-10-06 Listing Removed — Metro Search MLS
• 2019-10-06 Listed $139,900 Metro Search MLS
• 2017-04-17 Listing Removed — Metro Search MLS
• 2017-03-10 Listed $94,900 Metro Search MLS
• 2009-03-06 Listed $19,900 Metro Search MLS
• 2008-12-29 Listing Removed — Metro Search MLS
• 2008-07-02 Listed $19,900 Metro Search MLS
• 2004-06-18 Sold (MLS) $75,000 Metro Search MLS
• 2004-04-02 Listed $79,000 Metro Search MLS
• 2001-09-05 Listing Removed — Metro Search MLS
• 2000-11-26 Listing Removed — Metro Search MLS
• 2000-11-21 Sold (MLS) $89,500 Metro Search MLS
• 2000-09-14 Listed $87,500 Metro Search MLS
• 2000-07-26 Listed $89,900 Metro Search MLS
• 1999-09-22 Listed $89,900 Metro Search MLS

Property tax history

+7.4%/yr

Latest (2025): $1,577 · -1.9% YoY. Source: county tax records.