2100 Osage Ave · Louisville, KY 40210

$250,000

4 bd · 3.0 ba · 2,290 sqft · SingleFamily · 8 Days on market

Built 1922 5,663 sqft lot

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Why this score? — see what drove the D+ 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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.8/10.0

Listing remarks

Completely remodeled from top to bottom, this stunning 4-bedroom, 3 full bath, first floor primary home is truly move-in ready! Situated on a corner lot, this property offers a finished basement, privacy-fenced backyard, and a spacious 2-car garage. Every detail has been thoughtfully updated, creating a modern and stylish home that feels brand new. Features include all-new appliances, updated flooring, fresh finishes throughout, and beautifully renovated kitchen and bathrooms. The functional floor plan provides plenty of space for living, entertaining, and accommodating a growing family. Major improvements include a new roof, HVAC system, electrical, water heater, and other mechanical compo

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1922

Property features AI

Finance

• Other: Property listed as residential; Lot about 0.13 acres; Living area listed as 2,290
• HOA & community: No association fee

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway parking
• Utilities: Electricity connected
• Home design: Single family residence; Two-story house; Built in 1922; Entry on the side (entry side)
• Construction: Brick construction; Shingle roof; Poured concrete foundation; Above-grade finished area listed as 1,640; Below-grade finished area listed as 650
• Exterior features: Privacy fencing enclosing the lot; Full fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 4 bedrooms total; Primary bedroom on the first floor; Two bedrooms on the second floor; Two bedrooms on the first floor
• Bathrooms: 3 full bathrooms total; Primary bathroom on the first floor; Full bathroom on the second floor
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished basement; One fireplace; 8 rooms (per summary) — 11 total rooms listed
• Laundry & utility: Laundry room on the first floor; First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (32.4% below list).
• Recommended offer: $169k (32.4% below list) — sets the bar for 1% rule.

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: Wheatley Elementary (math 2% / reading 8%, grade F, #670 of 676 statewide, top 100%, 318 students, 84% FRL); Western Middle School For The Arts (math 9% / reading 41%, grade F, #184 of 217 statewide, top 87%, 650 students, 60% FRL); Seneca High (math 8% / reading 17%, grade F, #228 of 254 statewide, top 91%, 1,309 students, 64% FRL).
• Zoned-school proficiency averages 14% at this address vs 27% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.1%/yr); 93 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,690/mo this rent would consume 57% of the median local household income ($35k/yr) (locally 815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,031 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $148,850
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Hale Ave	0.37mi	4/3.0	2,300 (+0%)	15mo	$231,000	$100	70
2314 Garland Ave	0.41mi	4/2.0	2,122 (-7%)	8mo	$181,000	$85	58
2206 W Oak St	0.17mi	3/1.0 (-1)	2,348 (+2%)	21mo	$75,000	$32	57
2212 Grand Ave	0.14mi	4/2.0	2,573 (+12%)	18mo	$125,000	$49	54
2341 Grand Ave	0.33mi	3/1.5 (-1)	2,002 (-13%)	4mo	$129,900	$65	49
2625 Garland Ave	0.61mi	3/2.0 (-1)	2,022 (-12%)	12mo	$142,000	$70	33
2325 Bolling Ave	0.70mi	3/1.5 (-1)	2,060 (-10%)	9mo	$117,000	$57	32

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: 24.0%
• Equity multiple: 2.95×
• Total profit: $136,351
• Equity at exit: $225,220

10-year hold

• IRR: 22.4%
• Equity multiple: 7.15×
• Total profit: $430,165
• Equity at exit: $485,695

Cash invested: $70,000 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-135

Break-even live

Break-even rent $1,861

Max offer price $226,129

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-64	+0% $-135	+5% $-206	+10% $-277
Rent	-10% $-269	-5% $-202	+0% $-135	+5% $-68	+10% $-2
Rate	-1.0pp $-9	-0.5pp $-72	base $-135	+0.5pp $-200	+1.0pp $-266

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 S 23rd St Louisville, KY	5.0	1.0	2228	$2,100	$0.94	18d	1	0.42mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	12d	1	0.69mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	5d	1	0.96mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	4d	1	1.01mi
2319 W Muhammad Ali Blvd Louisville, KY	4.0	1.0	1644	$1,300	$0.79	17d	1	1.10mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	17d	1	1.18mi

Listing history 7 events

1. 2026-06-21
   days on market $250,000 Active 8 DOM
2. 2026-06-18
   days on market $250,000 Active 5 DOM
3. 2026-06-17
   days on market $250,000 Active 4 DOM
4. 2026-06-16
   days on market $250,000 Active 3 DOM
5. 2026-06-15
   days on market $250,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $250,000 Active 1 DOM

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$1,487/yr (+$124/mo · 224.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% 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: $20,284
• − Mortgage interest: −$14,004
• − Property taxes: −$663
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$7,273
• Taxable loss: −$6,152
• Est. tax savings @ 24.0%: +$1,476
• After-tax cash flow: $-145/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

1 event — show timeline

• 2026-06-13 Listed $250,000 Metro Search MLS

Property tax history

+57.2%/yr

Latest (2024): $663 · +830.8% YoY. Source: county tax records.