1416 Larchmont Ave · Louisville, KY 40215

$110,000

2 bd · 1.0 ba · 1,138 sqft · SingleFamily · 2 Days on market

Built 1945 5,998 sqft lot Est $134k · 18% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC HOME THAT IS TRUELY A MOVE-IN CONDITION HOME. THE UPSTAIRS IS ALL ONE ROOM WITH A WALK-IN CLOSET AND COULD EASILY ACCOMMODATE MULTIPLE BEDS. KITCHEN HAS WOOD CABINETS, A DOUBLE SINK AND THE STOVE REMAINS. FIREPLACE IS ORNAMENTAL, SHOWER STALL IN BASEMENT AND UPSTAIRS HAS PORTABLE HEAT AND WINDOW AIR CONDITIONER.

Key facts

• Covered front porch
• Large basement
• 1 car block garage

Tags

• CLOSE PROXIMITY TO U OF L
• LARGE BASEMENT
• SIDE WALKOUT ENTRANCE
• 1 CAR BLOCK GARAGE
• PRIVACY FENCED YARD
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Subdivision: PARKDALE
• HOA & community: No association fee

Exterior

• Parking: Detached garage (1-car) with front entry
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence, Cape Cod style; Two stories; Shingle roof; Brick construction; Built in 1945
• Construction: Brick exterior; Shingle roof; Built in 1945; Basement unfinished
• Exterior features: Level lot; Privacy fencing; Lot dimensions approximately 40 x 150

Interior

• Kitchen: Kitchen on the first floor; Dining room on the first floor
• Bedrooms: Two bedrooms total; One bedroom on the first floor; One bedroom on the second floor
• Flooring: Hardwood in living room and select rooms
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; One HVAC unit for heating and one for cooling
• Interior features: One fireplace on the first floor; Basement unfinished with outside entry; Total of 6 rooms (8 total rooms listed)
• Laundry & utility: Laundry in the basement (not on the first floor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.5% 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 (+5.2%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 33% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 + 5.2% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $51k; list at $110k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1945 — 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: 1.09% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $134,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1127 Lillian Ave	0.32mi	3/1.0 (+1)	1,152 (+1%)	5mo	$122,500	$106	74
1209 Weller Ave	0.34mi	2/1.0	1,080 (-5%)	4mo	$125,000	$116	72
1274 Weller Ave	0.28mi	3/1.0 (+1)	1,180 (+4%)	6mo	$82,000	$69	71
1153 Lincoln Ave	0.40mi	2/1.0	1,205 (+6%)	5mo	$119,000	$99	68
1605 Arcade Ave	0.30mi	2/1.0	1,020 (-10%)	3mo	$82,700	$81	66
1332 Phyllis Ave	0.42mi	2/1.0	1,030 (-10%)	2mo	$150,000	$146	63
1125 Homeview Dr	0.37mi	3/1.0 (+1)	1,230 (+8%)	2mo	$125,000	$102	62
1315 Weller Ave	0.34mi	2/1.0	996 (-12%)	3mo	$125,000	$126	61
1310 Southgate Ave	0.74mi	3/1.0 (+1)	1,163 (+2%)	1mo	$159,900	$137	56
613 Creel Ave	0.73mi	3/1.0 (+1)	1,182 (+4%)	3mo	$185,000	$157	52
3017 Rodman St	0.70mi	3/1.0 (+1)	1,203 (+6%)	2mo	$142,500	$118	51
1716 Kennedy Rd	0.67mi	3/1.0 (+1)	1,225 (+8%)	3mo	$200,000	$163	48

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 · 5.16% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,037
• Equity at exit: $16,401

10-year hold

• IRR: 10.1%
• Equity multiple: 1.86×
• Total profit: $26,604
• Equity at exit: $9,511

Cash invested: $30,800 (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 40215

• Home prices YoY: -34.4%
• Rents YoY: 5.2%
• Active inventory: 121
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$577
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $206

Break-even live

Break-even rent $944

Max offer price $110,000

Occupancy floor 78%

Sensitivity live

Price	-10% $268	-5% $237	+0% $206	+5% $175	+10% $143
Rent	-10% $111	-5% $158	+0% $206	+5% $253	+10% $301
Rate	-1.0pp $261	-0.5pp $234	base $206	+0.5pp $177	+1.0pp $148

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1637 Thornberry Ave Louisville, KY	2.0	1.0	700	$1,250	$1.79	3d	1	0.15mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	16d	1	0.15mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	16d	1	0.26mi
1438 Lillian Ave Louisville, KY	2.0	1.0	777	$1,050	$1.35	17d	1	0.31mi
1122 Larchmont Ave Louisville, KY	2.0	1.0	864	$750	$0.87	16d	1	0.36mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	24d	1	0.37mi
1122 Larchmont Ave Unit B Louisville, KY	1.0	1.0	700	$750	$1.07	17d	1	0.37mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	3d	1	0.37mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	24d	1	0.40mi
1161 Lincoln Ave Louisville, KY	2.0	1.5	1358	$1,150	$0.85	16d	1	0.42mi
1055 Euclid Ave Louisville, KY	2.0	1.0	914	$1,325	$1.45	24d	1	0.48mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	24d	1	0.49mi
4600 South St Unit PARKWAYE1 Louisville, KY	2.0	1.0	700	$749	$1.07	24d	1	0.51mi
1244 Algonquin Pkwy Louisville, KY	3.0	1.5	1136	$1,400	$1.23	24d	1	0.63mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	16d	1	0.66mi
1726 Sonne Ave Louisville, KY	2.0	1.0	820	$1,095	$1.34	16d	1	0.74mi
2716 S 6th St Louisville, KY	1.0	1.0	881	$950	$1.08	16d	1	0.75mi
508 M St Louisville, KY	2.0	1.5	1035	$1,100	$1.06	24d	1	0.82mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	24d	1	0.84mi
500 Montana Ave Louisville, KY	2.0	1.0	1191	$1,200	$1.01	15d	1	0.86mi
510 Colorado Ave Louisville, KY	3.0	2.0	1500	$1,750	$1.17	24d	1	0.88mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	16d	1	0.95mi
2805 S 4th St #1 Louisville, KY	1.0	1.0	750	$725	$0.97	21d	1	0.95mi
315 M St Unit 101 Louisville, KY	3.0	1.5	1200	$1,800	$1.50	12d	1	0.99mi
2501 S 4th St Louisville, KY	1.0–3.0	1.0–3.0	897	$3,732	$4.16	3d	1	1.01mi
2718 S 3rd St Unit 1 Louisville, KY	2.0	1.0	1200	$1,400	$1.17	12d	1	1.02mi
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	24d	1	1.03mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	16d	1	1.05mi
2501 S 3rd St Louisville, KY	1.0–2.0	1.0–2.0	1011	$1,550	$1.53	3d	2	1.06mi
2913 S 3rd St Louisville, KY	2.0	1.0	1026	$1,200	$1.17	24d	1	1.06mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	16d	1	1.08mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	24d	1	1.09mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	24d	1	1.12mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	24d	1	1.18mi
3860 Southern Pkwy Louisville, KY	3.0	1.0	1064	$1,250	$1.17	24d	1	1.18mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	24d	1	1.20mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$1,758	$1.64	3d	1	1.20mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	24d	1	1.20mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	1.20mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	24d	1	1.21mi

Listing history 5 events

1. 2026-05-22
   listed $110,000 Active
2. 2014-04-11
   soldstatus $50,516
3. 2005-02-28
   soldstatus $92,000
4. 2005-02-25
   soldstatus $92,000 323-char remark

   Show marketing remark (323 chars)

   FANTASTIC HOME THAT IS TRUELY A MOVE-IN CONDITION HOME. THE UPSTAIRS IS ALL ONE ROOM WITH A WALK-IN CLOSET AND COULD EASILY ACCOMMODATE MULTIPLE BEDS. KITCHEN HAS WOOD CABINETS, A DOUBLE SINK AND THE STOVE REMAINS. FIREPLACE IS ORNAMENTAL, SHOWER STALL IN BASEMENT AND UPSTAIRS HAS PORTABLE HEAT AND WINDOW AIR CONDITIONER.

5. 2004-06-17
   listed $94,500 323-char remark

   Show marketing remark (323 chars)

   FANTASTIC HOME THAT IS TRUELY A MOVE-IN CONDITION HOME. THE UPSTAIRS IS ALL ONE ROOM WITH A WALK-IN CLOSET AND COULD EASILY ACCOMMODATE MULTIPLE BEDS. KITCHEN HAS WOOD CABINETS, A DOUBLE SINK AND THE STOVE REMAINS. FIREPLACE IS ORNAMENTAL, SHOWER STALL IN BASEMENT AND UPSTAIRS HAS PORTABLE HEAT AND WINDOW AIR CONDITIONER.

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $1,474 · $123/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,449
• − Mortgage interest: −$6,162
• − Property taxes: −$1,474
• − Insurance: −$550
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,200
• Taxable income: $752
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,289/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): 20,532
• Household income: $43,725
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 997.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 3%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -119.35%
• Current HPI: 227.8248
• Rent YoY: ▲ 5.16%
• 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

+16.4% since first listed

5 events — show timeline

• 2026-05-22 Listed $110,000 Metro Search MLS
• 2014-04-11 Sold (Public Records) $50,516 Public Records
• 2005-02-28 Sold (Public Records) $92,000 Public Records
• 2005-02-25 Sold (MLS) $92,000 Metro Search MLS
• 2004-06-17 Listed $94,500 Metro Search MLS

Property tax history

+14.9%/yr

Latest (2025): $1,474 · -1.9% YoY. Source: county tax records.