2112 W Kentucky St · Louisville, KY 40210

$55,000

3 bd · 1.0 ba · 2,042 sqft · SingleFamily · 25 Days on market

Built 1920 4,050 sqft lot

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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 MLS

3 bedroom, 1 bath house with large front porch. This is a bank foreclosure and will be sold as is with no repairs done by the seller. All offers require proof of funds or a preapproval letter. There is a 3 month deed restriction on this property.

Key facts

• 4,050 sq ft lot
• Built 1920
• Listed 25 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Bungalow style; One story
• Construction: Built in 1920; Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Chain link fencing; Sidewalk

Interior

• Kitchen: Kitchen on the first floor; Formal dining room on the first floor
• Bedrooms: 3 bedrooms total; 1 bedroom on the first floor; 2 bedrooms on the second floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; 4 closets; Basement (unfinished); Other room on first floor (unspecified)
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/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: $54k (1.5% 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: 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); 94 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 25 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 2.58% ✓
• Cap rate: 22.75%
• Cash-on-cash: 58.76%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $157,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2341 Grand Ave	0.30mi	3/1.5	2,002 (-2%)	5mo	$129,900	$65	77
1834 W Kentucky St	0.09mi	2/1.0 (-1)	1,848 (-10%)	4mo	$63,000	$34	71
2530 W Kentucky St	0.37mi	3/2.0	1,900 (-7%)	1mo	$145,900	$77	66
2314 Garland Ave	0.25mi	4/2.0 (+1)	2,122 (+4%)	8mo	$181,000	$85	66
2625 Garland Ave	0.49mi	3/2.0	2,022 (-1%)	12mo	$142,000	$70	62
2724 Hale Ave	0.60mi	3/1.5	1,891 (-7%)	3mo	$55,000	$29	56
1703 Wilson Ave	0.63mi	3/1.5	1,896 (-7%)	7mo	$32,000	$17	50
2633 Grand Ave	0.48mi	4/2.0 (+1)	1,902 (-7%)	10mo	$165,000	$87	49
2001 Wilson Ave	0.48mi	3/2.0	1,764 (-14%)	8mo	$85,000	$48	45
1365 Cypress St	0.73mi	3/1.5	1,764 (-14%)	4mo	$165,000	$94	38
2832 Greenwood Ave	0.69mi	3/1.0	1,760 (-14%)	13mo	$205,000	$116	34
1624 Hale Ave	0.47mi	4/3.0 (+1)	2,300 (+13%)	15mo	$231,000	$100	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: 75.1%
• Equity multiple: 6.55×
• Total profit: $85,505
• Equity at exit: $49,548

10-year hold

• IRR: 70.9%
• Equity multiple: 16.11×
• Total profit: $232,654
• 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: 94
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$288
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $754

Break-even live

Break-even rent $466

Max offer price $55,000

Occupancy floor 42%

Sensitivity live

Price	-10% $785	-5% $770	+0% $754	+5% $739	+10% $723
Rent	-10% $642	-5% $698	+0% $754	+5% $810	+10% $866
Rate	-1.0pp $782	-0.5pp $768	base $754	+0.5pp $740	+1.0pp $725

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
2117 Osage Ave Louisville, KY	3.0	1.0	1924	$1,460	$0.76	0d	1	0.18mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	26d	1	0.64mi
2319 W Muhammad Ali Blvd Louisville, KY	4.0	1.0	1644	$1,300	$0.79	18d	1	0.90mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	13d	1	0.90mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	0d	1	0.90mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	5d	1	0.92mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	6d	1	1.11mi
1456 Beech St Louisville, KY	3.0	2.0	1498	$1,650	$1.10	0d	1	1.12mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	26d	1	1.19mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	24d	1	1.26mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	18d	1	1.31mi
2529 W Main St #2 Louisville, KY	3.0	1.0	1404	$1,200	$0.85	26d	1	1.32mi
205 N 26th St Louisville, KY	3.0	2.0	1538	$1,350	$0.88	0d	1	1.42mi
980 W Liberty St Louisville, KY	1.0–3.0	1.0–1.5	1026	$1,535	$1.50	26d	133	1.44mi

Listing history 23 events

1. 2026-06-22
   days on market $55,000 Active 25 DOM
2. 2026-06-21
   days on market $55,000 Active 24 DOM
3. 2026-06-18
   days on market $55,000 Active 21 DOM
4. 2026-06-17
   days on market $55,000 Active 20 DOM
5. 2026-06-16
   days on market $55,000 Active 19 DOM
6. 2026-06-15
   days on market $55,000 Active 18 DOM
7. 2026-06-13
   days on market $55,000 Active 16 DOM
8. 2026-06-10
   days on market $55,000 Active 13 DOM
9. 2026-06-09
   days on market $55,000 Active 12 DOM
10. 2026-06-08
    days on market $55,000 Active 11 DOM
11. 2026-06-07
    days on market $55,000 Active 10 DOM
12. 2026-06-03
    days on market $55,000 Active 6 DOM
13. 2026-06-02
    days on market $55,000 Active 5 DOM
14. 2026-06-01
    days on market $55,000 Active 4 DOM
15. 2026-05-31
    days on market $55,000 Active 3 DOM
16. 2026-05-28
    listed $55,000 Active
17. 2024-12-09
    soldstatus $129,900
18. 2008-09-24
    soldstatus $15,000 246-char remark

    Show marketing remark (246 chars)

    3 bedroom, 1 bath house with large front porch. This is a bank foreclosure and will be sold as is with no repairs done by the seller. All offers require proof of funds or a preapproval letter. There is a 3 month deed restriction on this property.

19. 2008-08-28
    listed $19,900 246-char remark

    Show marketing remark (246 chars)

    3 bedroom, 1 bath house with large front porch. This is a bank foreclosure and will be sold as is with no repairs done by the seller. All offers require proof of funds or a preapproval letter. There is a 3 month deed restriction on this property.

20. 2004-07-21
    soldstatus $32,000 88-char remark

    Show marketing remark (88 chars)

    Square feet not warranted PVA. Hot! A great investment property and priced right. Hurry!

21. 2004-06-27
    listed $37,500 88-char remark

    Show marketing remark (88 chars)

    Square feet not warranted PVA. Hot! A great investment property and priced right. Hurry!

22. 1998-09-29
    soldstatus $27,900
23. 1998-05-19
    listed $32,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $17,046
• − Mortgage interest: −$3,081
• − Property taxes: −$681
• − Insurance: −$275
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$1,600
• Taxable income: $8,682
• Est. tax owed @ 24.0%: −$2,084
• After-tax cash flow: $6,966/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

+71.9% since first listed

8 events — show timeline

• 2026-05-28 Listed $55,000 Metro Search MLS
• 2024-12-09 Sold (Public Records) $129,900 Public Records
• 2008-09-24 Sold (MLS) $15,000 Metro Search MLS
• 2008-08-28 Listed $19,900 Metro Search MLS
• 2004-07-21 Sold (MLS) $32,000 Metro Search MLS
• 2004-06-27 Listed $37,500 Metro Search MLS
• 1998-09-29 Sold (MLS) $27,900 Metro Search MLS
• 1998-05-19 Listed $32,000 Metro Search MLS

Property tax history

+4.8%/yr

Latest (2025): $681 · -1.9% YoY. Source: county tax records.