2306 Bolling Ave · Louisville, KY 40210

$55,000

3 bd · 1.5 ba · 1,821 sqft · SingleFamily · 70 Days on market

Built 1910 6,752 sqft lot ↓ 31% since listing

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

Listing remarks

Here is a perfect opportunity to let your imagination run wild. With 1800 square feet, 1.5 bathrooms, and a large back yard, the options are limitless for making this home what you envision. Investors take note and schedule your personal showing today.

Key facts

• 6,752 sq ft lot
• Built 1910
• Listed 69 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Single-family residence; One-story; Built in 1910; Other architectural style
• Construction: Wood frame with aluminum siding; Shingle roof
• Exterior features: Privacy fencing; Chain link fencing; Lot dimensions approximately 50 x 135

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; Two bedrooms on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; One HVAC unit
• Interior features: Six total rooms; Four closets; Cellar basement; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (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); Carrithers Middle (math 10% / reading 36%, grade F, #197 of 217 statewide, top 92%, 583 students, 60% FRL); Iroquois High (math 12% / reading 8%, grade F, #245 of 254 statewide, top 97%, 1,090 students, 74% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 27% district-wide (-14 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1910 — 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: 2.46% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.53%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $163,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1844 Bolling Ave	0.17mi	3/1.5	1,726 (-5%)	6mo	$155,000	$90	78
1365 Cypress St	0.31mi	3/1.5	1,764 (-3%)	4mo	$165,000	$94	77
2001 Wilson Ave	0.47mi	3/2.0	1,764 (-3%)	8mo	$85,000	$48	65
1811 Beech St	0.60mi	3/2.0	1,872 (+3%)	2mo	$168,000	$90	64
2307 W Lee St	0.16mi	4/2.0 (+1)	1,600 (-12%)	4mo	$172,000	$108	62
2724 Hale Ave	0.65mi	3/1.5	1,891 (+4%)	2mo	$55,000	$29	61
2300 Oregon Ave	0.65mi	4/2.0 (+1)	1,810 (-1%)	4mo	$142,500	$79	58
1703 Wilson Ave	0.71mi	3/1.5	1,896 (+4%)	7mo	$32,000	$17	54
1533 Beech St	0.53mi	4/2.0 (+1)	1,660 (-9%)	2mo	$120,000	$72	52
1544 Catalpa St	0.41mi	4/2.5 (+1)	1,596 (-12%)	1mo	$185,000	$116	50
2107 Ratcliffe Ave	0.73mi	3/2.0	1,706 (-6%)	5mo	$198,000	$116	49
2341 Grand Ave	0.73mi	3/1.5	2,002 (+10%)	4mo	$129,900	$65	45

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: 70.5%
• Equity multiple: 6.25×
• Total profit: $80,869
• Equity at exit: $49,548

10-year hold

• IRR: 66.2%
• Equity multiple: 15.38×
• Total profit: $221,462
• Equity at exit: $106,853

Cash invested: $15,400 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $687

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 44%

Sensitivity live

Price	-10% $725	-5% $706	+0% $687	+5% $668	+10% $649
Rent	-10% $580	-5% $634	+0% $687	+5% $740	+10% $794
Rate	-1.0pp $715	-0.5pp $701	base $687	+0.5pp $673	+1.0pp $658

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	12d	1	0.37mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	5d	1	0.40mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	18d	1	0.63mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	12d	1	0.82mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	18d	1	0.92mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	25d	1	0.92mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	25d	1	0.92mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	5d	1	0.93mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	0.96mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	25d	1	0.96mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	23d	1	1.23mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	5d	1	1.26mi
737 S 33rd St Louisville, KY	4.0	1.0	1356	$1,595	$1.18	25d	1	1.43mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	25d	1	1.46mi

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 70 DOM
2. 2026-06-18
   days on market $55,000 Active 67 DOM
3. 2026-06-17
   days on market $55,000 Active 66 DOM
4. 2026-06-16
   days on market $55,000 Active 65 DOM
5. 2026-06-15
   days on market $55,000 Active 64 DOM
6. 2026-06-13
   statusdays on market $55,000 Active 62 DOM
7. 2026-06-10
   days on market $55,000 Active Under Contract 59 DOM
8. 2026-06-09
   days on market $55,000 Active Under Contract 58 DOM
9. 2026-06-08
   days on market $55,000 Active Under Contract 57 DOM
10. 2026-06-07
    days on market $55,000 Active Under Contract 56 DOM
11. 2026-06-03
    days on market $55,000 Active Under Contract 52 DOM
12. 2026-06-02
    days on market $55,000 Active Under Contract 51 DOM
13. 2026-06-01
    days on market $55,000 Active Under Contract 50 DOM
14. 2026-05-31
    days on market $55,000 Active Under Contract 49 DOM
15. 2026-05-19
    price $55,000
16. 2026-04-29
    historical Active Under Contract
17. 2026-04-12
    listed $80,000 Active
18. 2025-10-17
    status Pending
19. 2025-10-17
    historical
20. 2025-10-03
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $16,209
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,600
• Taxable income: $7,835
• Est. tax owed @ 24.0%: −$1,880
• After-tax cash flow: $6,364/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

-31.2% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $55,000 Metro Search MLS
• 2026-04-29 Contingent — Metro Search MLS
• 2026-04-12 Listed $80,000 Metro Search MLS
• 2025-10-17 Pending — Metro Search MLS
• 2025-10-17 Listing Removed — Metro Search MLS
• 2025-10-03 Listed $80,000 Metro Search MLS