836 Dearborn Ave · Louisville, KY 40211

$79,995

2 bd · 1.0 ba · 995 sqft · SingleFamily · 41 Days on market

Built 1918 5,279 sqft lot Est $79k · at est.

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +6.7/15.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home in Portland. Come see it for yourself. Would make a great investment or rental. Basement is a walkout. Being sold As-Is. Sellers say make us an offer!

Key facts

• 5,279 sq ft lot
• Built 1918
• Listed 41 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas available; 1 HVAC unit
• Home design: Single-family residence; Traditional style; 1 story
• Construction: Built in 1918; Wood frame and stucco construction; Shingle roof; Above-grade finished area: 995; Below-grade unfinished area: 936
• Exterior features: Lot approximately 0.12 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 2 bedrooms on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Dining room; Living room
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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+, 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: Foster Traditional Academy (math 2% / reading 12%, grade F, #662 of 676 statewide, top 99%, 578 students, 84% FRL); Robert Frost Sixth-Grade Academy (math 3% / reading 14%); Valley High (math 17% / reading 22%, grade F, #213 of 254 statewide, top 86%, 964 students, 70% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 27% district-wide (-15 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 (+4.9%/yr); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $78,605
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 Louis Coleman Jr Dr	0.29mi	3/1.0 (+1)	1,008 (+1%)	3mo	$109,000	$108	77
722 S 37th St	0.16mi	2/1.0	1,092 (+10%)	4mo	$46,000	$42	73
3419 Greenwood Ave	0.30mi	3/1.0 (+1)	1,033 (+4%)	3mo	$120,000	$116	72
3300 Hale Ave	0.57mi	2/1.0	990 (-0%)	10mo	$20,000	$20	64
822 S 42nd St	0.45mi	1/1.0 (-1)	1,050 (+6%)	5mo	$52,000	$50	60
3212 W Kentucky St	0.46mi	2/1.5	1,104 (+11%)	2mo	$45,000	$41	57
1051 Cecil Ave	0.42mi	1/1.0 (-1)	896 (-10%)	4mo	$28,000	$31	56
4147 Virginia Ave	0.66mi	3/1.0 (+1)	947 (-5%)	2mo	$80,200	$85	54
3425 Vermont Ave	0.69mi	2/1.0	912 (-8%)	4mo	$36,500	$40	51
1314 S 36th St	0.70mi	3/1.0 (+1)	1,017 (+2%)	10mo	$80,000	$79	50
3505 Regatta Way	0.68mi	3/1.0 (+1)	925 (-7%)	10mo	$170,000	$184	43
1120 S 42nd St	0.61mi	3/1.0 (+1)	869 (-13%)	9mo	$85,000	$98	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.51×
• Total profit: $11,515
• Equity at exit: $11,928

10-year hold

• IRR: 22.9%
• Equity multiple: 3.13×
• Total profit: $47,659
• Equity at exit: $6,917

Cash invested: $22,399 (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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 144
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$420
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $352

Break-even live

Break-even rent $634

Max offer price $79,995

Occupancy floor 62%

Sensitivity live

Price	-10% $397	-5% $375	+0% $352	+5% $329	+10% $307
Rent	-10% $267	-5% $309	+0% $352	+5% $395	+10% $437
Rate	-1.0pp $392	-0.5pp $372	base $352	+0.5pp $331	+1.0pp $310

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: $19,999
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	5d	1	0.05mi
729 S 39th St Unit 1 Louisville, KY	2.0	1.0	800	$800	$1.00	25d	1	0.18mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	25d	1	0.21mi
833 S 41st St Louisville, KY	3.0	2.0	786	$1,250	$1.59	25d	1	0.28mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	25d	1	0.29mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	25d	1	0.34mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	5d	1	0.35mi
648 S 37th St #3 Louisville, KY	2.0	1.0	807	$850	$1.05	25d	1	0.35mi
691 Madelon Ct Louisville, KY	1.0	1.0	650	$675	$1.04	14d	1	0.38mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	18d	1	0.49mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	5d	1	0.50mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	25d	1	0.53mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	18d	1	0.53mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	25d	1	0.55mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	0d	1	0.55mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	12d	1	0.55mi
3908 River Park Dr Louisville, KY	3.0	1.0	1102	$1,350	$1.23	0d	1	0.58mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	22d	1	0.59mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	0d	1	0.61mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	25d	1	0.61mi
4221 Sunset Ave Louisville, KY	3.0	1.0	1075	$1,199	$1.12	25d	1	0.64mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	0.64mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	18d	1	0.66mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	5d	1	0.69mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	5d	1	0.75mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	25d	1	0.75mi
3124 Vermont Ave Unit 3124-1 Louisville, KY	1.0	1.0	650	$695	$1.07	25d	1	0.78mi
3124 Vermont Ave Louisville, KY	1.0	1.0	650	$699	$1.08	25d	1	0.78mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	0.79mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	5d	1	0.86mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	25d	1	0.90mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	18d	1	0.91mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	0d	1	0.91mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$715	$0.64	0d	1	0.92mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	0.93mi
302 Cecil Ave Louisville, KY	2.0	1.0	984	$1,025	$1.04	18d	1	0.98mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	25d	1	1.00mi
247 Cecil Ave Louisville, KY	3.0	2.0	1083	$1,305	$1.20	21d	1	1.00mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	25d	1	1.02mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	1.02mi

Listing history 27 events

1. 2026-06-21
   days on market $79,995 Active 41 DOM
2. 2026-06-18
   days on market $79,995 Active 38 DOM
3. 2026-06-17
   days on market $79,995 Active 37 DOM
4. 2026-06-16
   days on market $79,995 Active 36 DOM
5. 2026-06-15
   days on market $79,995 Active 35 DOM
6. 2026-06-13
   days on market $79,995 Active 33 DOM
7. 2026-06-10
   days on market $79,995 Active 30 DOM
8. 2026-06-09
   days on market $79,995 Active 29 DOM
9. 2026-06-08
   days on market $79,995 Active 28 DOM
10. 2026-06-07
    days on market $79,995 Active 27 DOM
11. 2026-06-03
    days on market $79,995 Active 23 DOM
12. 2026-06-02
    days on market $79,995 Active 22 DOM
13. 2026-06-01
    days on market $79,995 Active 21 DOM
14. 2026-05-31
    days on market $79,995 Active 20 DOM
15. 2026-05-11
    listed $79,995 Active
16. 2023-10-26
    historical $950
17. 2023-10-22
    listed $950
18. 2022-04-01
    soldstatus $451,000
19. 2018-08-01
    soldstatus $106,250
20. 2018-06-23
    historical
21. 2018-03-21
    status Active
22. 2018-03-20
    price $33,800
23. 2018-02-18
    status Pending
24. 2017-06-24
    listed $33,900 Active
25. 2014-08-27
    soldstatus $23,500 Closed 165-char remark

    Show marketing remark (165 chars)

    Cute home in Portland. Come see it for yourself. Would make a great investment or rental. Basement is a walkout. Being sold As-Is. Sellers say make us an offer!

26. 2014-08-08
    historical 165-char remark

    Show marketing remark (165 chars)

    Cute home in Portland. Come see it for yourself. Would make a great investment or rental. Basement is a walkout. Being sold As-Is. Sellers say make us an offer!

27. 2014-03-03
    listed $27,000 165-char remark

    Show marketing remark (165 chars)

    Cute home in Portland. Come see it for yourself. Would make a great investment or rental. Basement is a walkout. Being sold As-Is. Sellers say make us an offer!

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$112/yr (+$9/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $12,956
• − Mortgage interest: −$4,481
• − Property taxes: −$576
• − Insurance: −$400
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,327
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,481/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): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• 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

+196.3% since first listed

13 events — show timeline

• 2026-05-11 Listed $79,995 Metro Search MLS
• 2023-10-26 Rental Removed $950 LISTANZA
• 2023-10-22 Listed for Rent $950 LISTANZA
• 2022-04-01 Sold (Public Records) $451,000 Public Records
• 2018-08-01 Sold (Public Records) $106,250 Public Records
• 2018-06-23 Listing Removed — Metro Search MLS
• 2018-03-21 Relisted — Metro Search MLS
• 2018-03-20 Price Changed $33,800 Metro Search MLS
• 2018-02-18 Pending — Metro Search MLS
• 2017-06-24 Listed $33,900 Metro Search MLS
• 2014-08-27 Sold (MLS) $23,500 Metro Search MLS
• 2014-08-08 Listing Removed — Metro Search MLS
• 2014-03-03 Listed $27,000 Metro Search MLS

Property tax history

+0.4%/yr

Latest (2025): $576 · -1.9% YoY. Source: county tax records.