2728 Algonquin Pkwy · Louisville, KY 40210

$127,000

4 bd · 1.0 ba · 1,148 sqft · SingleFamily · 27 Days on market

Built 1951 5,084 sqft lot Est $135k · 6% 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 +25.2/30.0
• ARV discount +10.3/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Bigger than it looks! 4 Bedrooms- 1 BR with walk in closet, laundry area has extra cabinets for storage. Kitchen has shelved pantry, fenced rear yard and patio. Storage area on rear of house. Per Seller: Fresh interior paint thru-out Central air 2019, newer replacement windows. * 24 hour response time* Sold As Is

Key facts

• 5,084 sq ft lot
• Parking
• Built 1951

Property features AI

Finance

• Other: Located in the Algonquin Place subdivision
• HOA & community: No monthly maintenance or association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas
• Home design: Single family ranch; One story
• Construction: Built in 1951; Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Level lot

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: 4 bedrooms total, all on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; 5 closets; No basement; Living room
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $125k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $14k of equity ($878 loan paydown + $13k 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 $36k cash investment doubles in ~2 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 27 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $95k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,095 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $135,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2629 Olive St	0.30mi	4/1.0	1,120 (-2%)	2mo	$98,000	$88	80
2315 S 37th St	0.48mi	3/1.0 (-1)	1,204 (+5%)	2mo	$159,000	$132	63
1504 Weaver Ct	0.56mi	4/2.0	1,104 (-4%)	5mo	$105,000	$95	59
2308 Allston Ave	0.54mi	3/1.0 (-1)	1,095 (-5%)	8mo	$60,000	$55	55
2136 W Gaulbert Ave	0.74mi	4/1.5	1,210 (+5%)	6mo	$92,000	$76	50
1419 S 28th St	0.75mi	4/2.0	1,203 (+5%)	6mo	$100,000	$83	48
2304 Ratcliffe Ave	0.58mi	3/1.0 (-1)	1,015 (-12%)	3mo	$120,000	$118	46
1519 S 32nd St	0.51mi	4/2.0	1,272 (+11%)	10mo	$156,000	$123	46
1422 S 28th St	0.73mi	3/1.0 (-1)	1,081 (-6%)	8mo	$50,000	$46	45
2019 S 22nd St	0.67mi	3/2.0 (-1)	1,080 (-6%)	8mo	$172,000	$159	43
2106 Ratcliffe Ave	0.68mi	3/1.0 (-1)	1,012 (-12%)	2mo	$159,900	$158	42
3709 Stratton Ave	0.66mi	3/2.0 (-1)	1,296 (+13%)	10mo	$170,000	$131	30

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: 33.4%
• Equity multiple: 3.66×
• Total profit: $94,608
• Equity at exit: $114,412

10-year hold

• IRR: 30.4%
• Equity multiple: 8.95×
• Total profit: $282,629
• Equity at exit: $246,733

Cash invested: $35,560 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$666
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $284

Break-even live

Break-even rent $1,036

Max offer price $127,000

Occupancy floor 75%

Sensitivity live

Price	-10% $356	-5% $320	+0% $284	+5% $248	+10% $212
Rent	-10% $174	-5% $229	+0% $284	+5% $339	+10% $394
Rate	-1.0pp $348	-0.5pp $316	base $284	+0.5pp $251	+1.0pp $217

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3313 Penway Ave Louisville, KY	4.0	2.0	1142	$1,645	$1.44	24d	1	0.24mi
2629 Olive St Louisville, KY	4.0	1.0	1120	$1,500	$1.34	24d	1	0.28mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	16d	1	0.36mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	24d	1	0.64mi
1804 Russell Lee Dr Louisville, KY	1.0–3.0	1.0–1.5	810	$1,304	$1.61	2d	1	0.67mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	16d	1	0.67mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.86mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	24d	1	0.91mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	0.95mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	16d	1	1.02mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	16d	1	1.04mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	24d	1	1.04mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	24d	1	1.05mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	24d	1	1.08mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	24d	1	1.14mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	22d	1	1.15mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	24d	1	1.15mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	24d	1	1.19mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	24d	1	1.19mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	22d	1	1.25mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	1.29mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	24d	1	1.32mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	1.33mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	24d	1	1.33mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	24d	1	1.37mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	24d	1	1.41mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	24d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $127,000 Active 27 DOM
2. 2026-06-17
   days on market $127,000 Active 26 DOM
3. 2026-06-16
   days on market $127,000 Active 25 DOM
4. 2026-06-15
   days on market $127,000 Active 24 DOM
5. 2026-06-13
   pricedays on market $127,000 Active 22 DOM
6. 2026-06-10
   days on market $130,000 Active 19 DOM
7. 2026-06-09
   days on market $130,000 Active 18 DOM
8. 2026-06-08
   days on market $130,000 Active 17 DOM
9. 2026-06-07
   days on market $130,000 Active 16 DOM
10. 2026-06-03
    days on market $130,000 Active 12 DOM
11. 2026-06-02
    days on market $130,000 Active 11 DOM
12. 2026-06-01
    days on market $130,000 Active 10 DOM
13. 2026-05-31
    days on market $130,000 Active 9 DOM
14. 2026-05-22
    listed $130,000 Active
15. 2024-11-28
    historical $1,450
16. 2024-11-16
    price $1,450
17. 2024-11-12
    price $1,650
18. 2024-10-04
    price $1,700
19. 2024-08-18
    listed $1,600
20. 2024-06-25
    soldstatus $95,000 Closed 320-char remark

    Show marketing remark (320 chars)

    Bigger than it looks! 4 Bedrooms- 1 BR with walk in closet, laundry area has extra cabinets for storage. Kitchen has shelved pantry, fenced rear yard and patio. Storage area on rear of house. Per Seller: Fresh interior paint thru-out Central air 2019, newer replacement windows. * 24 hour response time* Sold As Is

21. 2024-06-06
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Bigger than it looks! 4 Bedrooms- 1 BR with walk in closet, laundry area has extra cabinets for storage. Kitchen has shelved pantry, fenced rear yard and patio. Storage area on rear of house. Per Seller: Fresh interior paint thru-out Central air 2019, newer replacement windows. * 24 hour response time* Sold As Is

22. 2024-06-02
    listed $110,000 Active 320-char remark

    Show marketing remark (320 chars)

    Bigger than it looks! 4 Bedrooms- 1 BR with walk in closet, laundry area has extra cabinets for storage. Kitchen has shelved pantry, fenced rear yard and patio. Storage area on rear of house. Per Seller: Fresh interior paint thru-out Central air 2019, newer replacement windows. * 24 hour response time* Sold As Is

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,197 · $100/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 ≥104°F today · 18 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: $16,748
• − Mortgage interest: −$7,114
• − Property taxes: −$1,197
• − Insurance: −$635
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,695
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $3,064/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

+18.2% since first listed

9 events — show timeline

• 2026-05-22 Listed $130,000 Metro Search MLS
• 2024-11-28 Rental Removed $1,450 BUILDIUM
• 2024-11-16 Price Changed $1,450 BUILDIUM
• 2024-11-12 Price Changed $1,650 BUILDIUM
• 2024-10-04 Price Changed $1,700 BUILDIUM
• 2024-08-18 Listed for Rent $1,600 BUILDIUM
• 2024-06-25 Sold (MLS) $95,000 Metro Search MLS
• 2024-06-06 Pending — Metro Search MLS
• 2024-06-02 Listed $110,000 Metro Search MLS

Property tax history

+9.8%/yr

Latest (2025): $1,197 · +54.8% YoY. Source: county tax records.