4112 W Broadway · Louisville, KY 40211

$69,900

4 bd · 2.0 ba · 2,026 sqft · SingleFamily · 100 Days on market

Built 1909 6,098 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Beautifully restored 4 bedroom 2 bath home. Tray ceiling in Living room. Double tray ceiling in Formal Dining Room. Nickel plated Chandeliers in Living room and Formal Dining room. Hardwood floors in Entry way, Living room, and Dining room. Tile in Kitchen and Baths. New Carpet in all bedrooms and upstairs hallway. Truly a beautiful home. Close to park, on Bus Line and convenient to all points in the city. Large Deck off Eat-In Kitchen. Must See!

Key facts

• Easy access
• Rehab potential
• Flexible layout

Tags

• REHAB POTENTIAL
• FLEXIBLE LAYOUT
• VALUABLE STORAGE
• EASY ACCESS
• LOCAL AMENITIES
• MAJOR THOROUGHFARES

Property features AI

Finance

• Other: Directions available: 65 to River Park to 41st to street
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Traditional style; 3 stories; Built in 1909
• Construction: Vinyl siding; Shingle roof; Above-grade finished area reported as 2,026; Below-grade unfinished area reported as 1,000
• Exterior features: Partial fencing; Level lot

Interior

• Kitchen: Eat-in kitchen; Formal dining room
• Bedrooms: 4 bedrooms total; 3 bedrooms on the second floor; 1 bedroom on the upper/third floor; No first-floor bedrooms
• Bathrooms: 2 full bathrooms; No half bathrooms
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: 8 total rooms (11 rooms reported in some sources); 6 closets; Unfinished basement; Basement present
• Laundry & utility: Laundry room on the second floor; No first-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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+, 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 (+4.9%/yr); 140 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $1,681/mo this rent would consume 64% of the median local household income ($32k/yr) (locally 1483% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y 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 1909 — 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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: 2.40% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.21%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $194,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
666 S 41st St	0.12mi	4/2.5	2,000 (-1%)	5mo	$225,000	$113	86
4007 Vermont Ave	0.50mi	4/2.5	2,052 (+1%)	4mo	$197,500	$96	69
1046 S 43rd St	0.53mi	4/2.0	1,990 (-2%)	5mo	$188,000	$94	68
626 S 39th St	0.33mi	5/2.0 (+1)	1,935 (-4%)	7mo	$179,500	$93	66
913 S 42nd St	0.29mi	3/2.0 (-1)	1,849 (-9%)	2mo	$230,000	$124	65
3712 W Kentucky St	0.44mi	4/3.0	1,877 (-7%)	2mo	$215,000	$115	62
622 Cecil Ave	0.31mi	5/2.0 (+1)	1,868 (-8%)	8mo	$175,000	$94	61
718 S 36th St	0.49mi	4/2.0	1,836 (-9%)	7mo	$175,000	$95	56
636 S 40th St	0.25mi	3/1.0 (-1)	1,735 (-14%)	7mo	$140,000	$81	49
3232 Del Park Ter Ter	0.73mi	4/2.5	2,192 (+8%)	9mo	$211,000	$96	43
4518 Grand Ave	0.66mi	4/3.0	2,306 (+14%)	2mo	$236,000	$102	41
657 Louis Coleman Jr Dr	0.68mi	4/4.5	2,223 (+10%)	9mo	$72,500	$33	34

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: 51.2%
• Equity multiple: 3.31×
• Total profit: $45,124
• Equity at exit: $10,422

10-year hold

• IRR: 57.3%
• Equity multiple: 7.22×
• Total profit: $121,654
• Equity at exit: $6,044

Cash invested: $19,572 (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: 140
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$367
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $835

Break-even live

Break-even rent $623

Max offer price $69,900

Occupancy floor 45%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 S 40th St Unit NA Louisville, KY	4.0	2.5	1556	$1,700	$1.09	3d	1	0.11mi
3909 W Broadway Louisville, KY	5.0	2.0	2000	$1,745	$0.87	16d	1	0.15mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	16d	1	0.33mi
4220 Sunset Ave Louisville, KY	5.0	1.5	1464	$1,950	$1.33	2d	1	0.57mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	24d	1	0.58mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	21d	1	0.72mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	3d	1	0.86mi
127 N 40th St Louisville, KY	3.0	2.0	1500	$1,570	$1.05	3d	1	1.10mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	24d	1	1.17mi

Listing history 32 events

1. 2026-06-18
   days on market $69,900 Active 100 DOM
2. 2026-06-17
   days on market $69,900 Active 99 DOM
3. 2026-06-16
   days on market $69,900 Active 98 DOM
4. 2026-06-15
   days on market $69,900 Active 97 DOM
5. 2026-06-13
   days on market $69,900 Active 95 DOM
6. 2026-06-10
   days on market $69,900 Active 92 DOM
7. 2026-06-09
   days on market $69,900 Active 91 DOM
8. 2026-06-08
   days on market $69,900 Active 90 DOM
9. 2026-06-07
   days on market $69,900 Active 89 DOM
10. 2026-06-03
    days on market $69,900 Active 85 DOM
11. 2026-06-02
    status $69,900 Active 84 DOM
12. 2026-05-24
    status Pending
13. 2026-04-18
    historical Active Under Contract
14. 2026-03-01
    listed $69,900 Active
15. 2008-02-04
    soldstatus $92,000
16. 2008-01-30
    soldstatus $92,000 450-char remark

    Show marketing remark (450 chars)

    Beautifully restored 4 bedroom 2 bath home. Tray ceiling in Living room. Double tray ceiling in Formal Dining Room. Nickel plated Chandeliers in Living room and Formal Dining room. Hardwood floors in Entry way, Living room, and Dining room. Tile in Kitchen and Baths. New Carpet in all bedrooms and upstairs hallway. Truly a beautiful home. Close to park, on Bus Line and convenient to all points in the city. Large Deck off Eat-In Kitchen. Must See!

17. 2007-10-31
    listed $95,000 450-char remark

    Show marketing remark (450 chars)

    Beautifully restored 4 bedroom 2 bath home. Tray ceiling in Living room. Double tray ceiling in Formal Dining Room. Nickel plated Chandeliers in Living room and Formal Dining room. Hardwood floors in Entry way, Living room, and Dining room. Tile in Kitchen and Baths. New Carpet in all bedrooms and upstairs hallway. Truly a beautiful home. Close to park, on Bus Line and convenient to all points in the city. Large Deck off Eat-In Kitchen. Must See!

18. 2007-05-14
    soldstatus $15,500 323-char remark

    Show marketing remark (323 chars)

    This property is on auction at realtybid.com. Please make all offers on realtybid.com. Low reserve. Excellent property for investor to fix-up. Home is being sold ''as-is/where is'' and seller will not do any repairs. Inspections will be at the cost of buyer. Utilities for inspections to be turned on and paid for by buyer.

19. 2006-10-06
    listed $24,900 323-char remark

    Show marketing remark (323 chars)

    This property is on auction at realtybid.com. Please make all offers on realtybid.com. Low reserve. Excellent property for investor to fix-up. Home is being sold ''as-is/where is'' and seller will not do any repairs. Inspections will be at the cost of buyer. Utilities for inspections to be turned on and paid for by buyer.

20. 2005-01-05
    listed $20,900
21. 2004-11-05
    historical
22. 2004-10-27
    listed $29,900
23. 2004-08-30
    historical
24. 2004-03-17
    listed $35,900
25. 2003-06-30
    historical
26. 2002-12-31
    listed $50,000
27. 2002-06-11
    historical
28. 2001-12-11
    listed $55,000
29. 2001-11-06
    historical
30. 2001-08-03
    listed $64,900
31. 1999-07-20
    soldstatus $40,000
32. 1999-03-01
    listed $55,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 ≥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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,168
• − Mortgage interest: −$3,915
• − Property taxes: −$1,162
• − Insurance: −$350
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$2,033
• Taxable income: $9,481
• Est. tax owed @ 24.0%: −$2,276
• After-tax cash flow: $7,748/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

+27.1% since first listed

21 events — show timeline

• 2026-05-24 Pending — Metro Search MLS
• 2026-04-18 Contingent — Metro Search MLS
• 2026-03-01 Listed $69,900 Metro Search MLS
• 2008-02-04 Sold (Public Records) $92,000 Public Records
• 2008-01-30 Sold (MLS) $92,000 Metro Search MLS
• 2007-10-31 Listed $95,000 Metro Search MLS
• 2007-05-14 Sold (MLS) $15,500 Metro Search MLS
• 2006-10-06 Listed $24,900 Metro Search MLS
• 2005-01-05 Listed $20,900 Metro Search MLS
• 2004-11-05 Listing Removed — Metro Search MLS
• 2004-10-27 Listed $29,900 Metro Search MLS
• 2004-08-30 Listing Removed — Metro Search MLS
• 2004-03-17 Listed $35,900 Metro Search MLS
• 2003-06-30 Listing Removed — Metro Search MLS
• 2002-12-31 Listed $50,000 Metro Search MLS
• 2002-06-11 Listing Removed — Metro Search MLS
• 2001-12-11 Listed $55,000 Metro Search MLS
• 2001-11-06 Listing Removed — Metro Search MLS
• 2001-08-03 Listed $64,900 Metro Search MLS
• 1999-07-20 Sold (MLS) $40,000 Metro Search MLS
• 1999-03-01 Listed $55,000 Metro Search MLS

Property tax history

+2.9%/yr

Latest (2025): $1,162 · -1.9% YoY. Source: county tax records.