1930 Beech St · Louisville, KY 40210

$149,000

4 bd · 1.0 ba · 1,153 sqft · SingleFamily · 40 Days on market

Built 1953 5,846 sqft lot Est $142k · 5% over

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Why this score? — see what drove the C 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 +20.4/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• ARV discount +5.2/15.0
• Rent growth +4.5/5.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 1930 Beech St! Minutes away from Algonquin Park! This home features 4 bedrooms and 1 bathroom with several updates. Perfect for a first time home buyer or an investor looking for a great addition to their rental portfolio. Call for your private showing today!

Key facts

• Single story home
• Practical kitchen
• Functional layout

Tags

• SINGLE STORY HOME
• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• OUTDOOR SPACE
• QUICK ACCESS TO EXPRESSWAY

Property features AI

Finance

• Other: Subdivision: Algonquin Place
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story; Built in 1953; Entry and main living on the first floor
• Construction: Aluminum siding; Shingle roof; Crawl space foundation
• Exterior features: No additional exterior features listed; Chain link fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 4 bedrooms all on the first floor; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning; One HVAC unit
• Interior features: 4 total rooms (7 total rooms reported elsewhere); 5 closets; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (5.9% below list).
• Recommended offer: $140k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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); 92 active listings in the ZIP; 24 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $67k; list at $149k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $140,282 (5.9% below list)

Questions for the listing agent

1. It's been on market 40 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 1953 — 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: 0.94% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $141,819
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2629 Olive St	0.17mi	4/1.0	1,120 (-3%)	2mo	$98,000	$88	86
3010 Wyandotte Ave	0.17mi	4/1.0	1,148 (-0%)	12mo	$165,000	$144	81
2311 Allston Ave	0.39mi	3/1.0 (-1)	1,158 (+0%)	11mo	$135,000	$117	67
2308 Allston Ave	0.40mi	3/1.0 (-1)	1,095 (-5%)	8mo	$60,000	$55	61
2315 S 37th St	0.58mi	3/1.0 (-1)	1,204 (+4%)	2mo	$159,000	$132	59
1504 Weaver Ct	0.69mi	4/2.0	1,104 (-4%)	5mo	$105,000	$95	52
2304 Ratcliffe Ave	0.44mi	3/1.0 (-1)	1,015 (-12%)	3mo	$120,000	$118	52
2136 W Gaulbert Ave	0.71mi	4/1.5	1,210 (+5%)	6mo	$92,000	$76	52
2106 Ratcliffe Ave	0.54mi	3/1.0 (-1)	1,012 (-12%)	2mo	$159,900	$158	48
2019 S 22nd St	0.56mi	3/2.0 (-1)	1,080 (-6%)	8mo	$172,000	$159	48
1519 S 32nd St	0.63mi	4/2.0	1,272 (+10%)	10mo	$156,000	$123	42
3721 Penway Ave	0.72mi	3/2.0 (-1)	1,080 (-6%)	10mo	$170,000	$157	38

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: 30.2%
• Equity multiple: 3.42×
• Total profit: $100,896
• Equity at exit: $134,231

10-year hold

• IRR: 27.6%
• Equity multiple: 8.33×
• Total profit: $305,650
• Equity at exit: $289,474

Cash invested: $41,720 (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: 92
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$781
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $194

Break-even live

Break-even rent $1,157

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $279	-5% $237	+0% $194	+5% $152	+10% $110
Rent	-10% $84	-5% $139	+0% $194	+5% $250	+10% $305
Rate	-1.0pp $269	-0.5pp $232	base $194	+0.5pp $156	+1.0pp $117

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Olive St Louisville, KY	4.0	1.0	1120	$1,500	$1.34	25d	1	0.19mi
3313 Penway Ave Louisville, KY	4.0	2.0	1142	$1,645	$1.44	25d	1	0.31mi
1622 Beech St Louisville, KY	4.0	1.0	1108	$1,445	$1.30	17d	1	0.49mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	17d	1	0.53mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	25d	1	0.76mi
1804 Russell Lee Dr Louisville, KY	1.0–3.0	1.0–1.5	810	$1,304	$1.61	3d	1	0.79mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	17d	1	0.89mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	25d	1	0.97mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.97mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	1.07mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	25d	1	1.11mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	25d	1	1.17mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	1.18mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	25d	1	1.18mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	17d	1	1.18mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	25d	1	1.19mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	1.25mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	22d	1	1.29mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	25d	1	1.29mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	22d	1	1.40mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	17d	1	1.41mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	1.44mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	25d	1	1.45mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $149,000 Active 40 DOM
2. 2026-06-18
   days on market $149,000 Active 37 DOM
3. 2026-06-17
   days on market $149,000 Active 36 DOM
4. 2026-06-16
   days on market $149,000 Active 35 DOM
5. 2026-06-15
   days on market $149,000 Active 34 DOM
6. 2026-06-13
   days on market $149,000 Active 32 DOM
7. 2026-06-10
   days on market $149,000 Active 29 DOM
8. 2026-06-09
   days on market $149,000 Active 28 DOM
9. 2026-06-08
   days on market $149,000 Active 27 DOM
10. 2026-06-07
    days on market $149,000 Active 26 DOM
11. 2026-06-03
    days on market $149,000 Active 22 DOM
12. 2026-06-02
    days on market $149,000 Active 21 DOM
13. 2026-06-01
    days on market $149,000 Active 20 DOM
14. 2026-05-31
    days on market $149,000 Active 19 DOM
15. 2026-05-12
    listed $149,000 Active
16. 2025-04-02
    historical $1,450
17. 2024-12-06
    listed $1,450
18. 2022-04-18
    soldstatus $67,000
19. 2022-04-14
    soldstatus $67,000 Closed 270-char remark

    Show marketing remark (270 chars)

    Welcome to 1930 Beech St! Minutes away from Algonquin Park! This home features 4 bedrooms and 1 bathroom with several updates. Perfect for a first time home buyer or an investor looking for a great addition to their rental portfolio. Call for your private showing today!

20. 2022-01-09
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Welcome to 1930 Beech St! Minutes away from Algonquin Park! This home features 4 bedrooms and 1 bathroom with several updates. Perfect for a first time home buyer or an investor looking for a great addition to their rental portfolio. Call for your private showing today!

21. 2021-12-06
    historical Active Under Contract 270-char remark

    Show marketing remark (270 chars)

    Welcome to 1930 Beech St! Minutes away from Algonquin Park! This home features 4 bedrooms and 1 bathroom with several updates. Perfect for a first time home buyer or an investor looking for a great addition to their rental portfolio. Call for your private showing today!

22. 2021-12-01
    listed $69,000 Active 270-char remark

    Show marketing remark (270 chars)

    Welcome to 1930 Beech St! Minutes away from Algonquin Park! This home features 4 bedrooms and 1 bathroom with several updates. Perfect for a first time home buyer or an investor looking for a great addition to their rental portfolio. Call for your private showing today!

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$437/yr (+$36/mo · 51.8%)

ⓘ 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: $16,834
• − Mortgage interest: −$8,346
• − Property taxes: −$844
• − Insurance: −$745
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,335
• Taxable loss: −$130
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,364/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

+115.9% since first listed

8 events — show timeline

• 2026-05-12 Listed $149,000 Metro Search MLS
• 2025-04-02 Rental Removed $1,450 BUILDIUM
• 2024-12-06 Listed for Rent $1,450 BUILDIUM
• 2022-04-18 Sold (Public Records) $67,000 Public Records
• 2022-04-14 Sold (MLS) $67,000 Metro Search MLS
• 2022-01-09 Pending — Metro Search MLS
• 2021-12-06 Contingent — Metro Search MLS
• 2021-12-01 Listed $69,000 Metro Search MLS

Property tax history

+3.8%/yr

Latest (2025): $844 · -1.9% YoY. Source: county tax records.