3808 Jewell Ave · Louisville, KY 40212

$135,000

2 bd · 1.0 ba · 624 sqft · SingleFamily · 182 Days on market

Built 1949 5,001 sqft lot ↓ 4% since listing

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Why this score? — see what drove the D 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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.9/10.0

Listing remarks

Welcome to this beautifully renovated 2-bedroom, 1-bath home, in the Shawnee neighborhood. Enjoy luxury vinyl plank flooring throughout, stunning ceramic tile showers, and a bright, modern kitchen with white cabinets, bold black hardware and title backsplash. High-end finishes and open floor plan make this home perfect for entertaining. Enjoy peace of mind with all new mechanical systems and a new roof, providing years of worry-free ownership. Each room has been thoughtfully refreshed with contemporary finishes, creating a warm and inviting atmosphere throughout. With its functional layout, quality upgrades, and desirable location, this home is truly move-in ready and waiting for its next o

Key facts

• Renovated home
• Bold black hardware
• White cabinets

Tags

• RENOVATED HOME
• LUXURY VINYL PLANK FLOORING
• CERAMIC TILE SHOWERS
• MODERN KITCHEN
• WHITE CABINETS
• BOLD BLACK HARDWARE

Property features AI

Finance

• Other: Located in THE OAKS subdivision
• HOA & community: No association fee; No monthly maintenance

Exterior

• Utilities: Electricity connected; Natural gas heating; Central air conditioning
• Home design: Single-family residence; Contemporary style; One story; Entry level: first floor; Facing direction not specified
• Construction: Built in 1949; Vinyl siding exterior; Shingle roof; Crawl space foundation; Approximately 624 above-grade living area
• Exterior features: Chain link fencing; Lot dimensions approximately 40 x 125

Interior

• Kitchen: Kitchen on the first floor; Separate dining area on the first floor
• Bedrooms: Two bedrooms, both on the first floor
• Bathrooms: One full bathroom
• Interior features: Five total rooms; Three closets; No basement; First-floor primary bedroom
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-74 ($-888/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (31.0% below list).
• Recommended offer: $93k (31.0% below list) — sets the bar for 1% rule.

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: Atkinson Academy (math 8% / reading 12%, grade F, #648 of 676 statewide, top 98%, 327 students, 88% FRL); Westport Middle (math 16% / reading 38%, grade F, #172 of 217 statewide, top 80%, 1,177 students, 55% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 141 active listings in the ZIP; 26 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).
• This rent runs 31% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 + 0.5% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $93,145 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $58,032
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 N 37th St	0.11mi	2/1.0	700 (+12%)	1mo	$65,000	$93	74
219 N 37th St	0.12mi	2/1.0	700 (+12%)	9mo	$69,000	$99	66
358 N 42nd St	0.27mi	2/1.0	672 (+8%)	11mo	$47,750	$71	66
128 N 43rd St	0.38mi	2/1.0	638 (+2%)	24mo	$73,000	$114	59
3438 W Jefferson St	0.53mi	2/1.0	660 (+6%)	21mo	$48,800	$74	48

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 · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.76×
• Total profit: $66,475
• Equity at exit: $121,619

10-year hold

• IRR: 19.3%
• Equity multiple: 6.16×
• Total profit: $195,173
• Equity at exit: $262,275

Cash invested: $37,800 (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 40212

• Home prices YoY: 11.0%
• Rents YoY: 0.5%
• Active inventory: 141
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$708
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-74

Break-even live

Break-even rent $1,025

Max offer price $121,933

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-36	+0% $-74	+5% $-112	+10% $-150
Rent	-10% $-148	-5% $-111	+0% $-74	+5% $-37	+10% $0
Rate	-1.0pp $-6	-0.5pp $-40	base $-74	+0.5pp $-109	+1.0pp $-145

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 N 37th St Louisville, KY	2.0	1.0	700	$1,150	$1.64	25d	1	0.12mi
103 N 38th St Apt 4 Louisville, KY	1.0	1.0	625	$950	$1.52	18d	1	0.24mi
112 Boston Ct Louisville, KY	1.0	1.0	650	$800	$1.23	25d	1	0.33mi
111 Hansbrough Pl Unit 101 Louisville, KY	1.0	1.0	686	$890	$1.30	25d	1	0.34mi
127 Boston Ct Louisville, KY	2.0	1.0	725	$1,100	$1.52	25d	1	0.36mi
4143 W Market St Unit 2 Louisville, KY	2.0	1.0	700	$850	$1.21	25d	1	0.39mi
3416 W Main St Louisville, KY	1.0	1.0	667	$825	$1.24	25d	1	0.40mi
115 N 46th St Unit 2 Louisville, KY	1.0	1.0	650	$750	$1.15	25d	1	0.54mi
3120 Bank St Unit B Louisville, KY	2.0	1.0	750	$795	$1.06	25d	1	0.75mi
521 N 33rd St Louisville, KY	1.0	1.0	650	$795	$1.22	25d	1	0.77mi
4018 Vermont Ave Unit 1 Louisville, KY	2.0	1.0	700	$699	$1.00	5d	1	0.79mi
2717 Slevin St Louisville, KY	1.0	1.0	620	$725	$1.17	17d	1	0.91mi
3124 Vermont Ave Unit 3124-1 Louisville, KY	1.0	1.0	650	$695	$1.07	25d	1	0.95mi
3124 Vermont Ave Louisville, KY	1.0	1.0	650	$699	$1.08	25d	1	0.95mi
2718 W Jefferson St Unit 2718-3 Louisville, KY	1.0	1.0	633	$699	$1.10	25d	1	1.07mi
2718 W Jefferson St Louisville, KY	1.0	1.0	633	$699	$1.10	23d	1	1.07mi
2722 Portland Ave Unit 1 Louisville, KY	1.0	1.0	500	$950	$1.90	25d	1	1.08mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$695	$0.93	25d	1	1.13mi
4309 Elliott Ave Unit 1 Louisville, KY	2.0	1.0	750	$650	$0.87	5d	1	1.13mi
691 Madelon Ct Louisville, KY	1.0	1.0	650	$675	$1.04	13d	1	1.13mi
2614 W Jefferson St Louisville, KY	1.0	1.0	633	$695	$1.10	22d	1	1.13mi
2614 W Jefferson St Unit 2614-4 Louisville, KY	2.0	1.0	740	$795	$1.07	25d	1	1.13mi
2510 Portland Ave Unit 206 Louisville, KY	2.0	1.0	615	$950	$1.54	25d	1	1.25mi
2510 Portland Ave Unit 203 Louisville, KY	2.0	1.0	625	$995	$1.59	5d	1	1.25mi
1201 Dewey St #3 New Albany, IN	1.0	1.0	700	$775	$1.11	18d	1	1.38mi
121 E 14th St Unit 2 New Albany, IN	1.0	1.0	650	$825	$1.27	22d	1	1.43mi

Listing history 14 events

1. 2026-06-22
   days on market $135,000 Active 182 DOM
2. 2026-06-15
   days on market $135,000 Active 181 DOM
3. 2026-06-13
   days on market $135,000 Active 179 DOM
4. 2026-06-10
   days on market $135,000 Active 176 DOM
5. 2026-06-09
   days on market $135,000 Active 175 DOM
6. 2026-06-08
   days on market $135,000 Active 174 DOM
7. 2026-06-07
   days on market $135,000 Active 173 DOM
8. 2026-06-03
   days on market $135,000 Active 169 DOM
9. 2026-06-02
   days on market $135,000 Active 168 DOM
10. 2026-06-01
    days on market $135,000 Active 167 DOM
11. 2026-05-31
    days on market $135,000 Active 166 DOM
12. 2025-12-16
    listed $135,000 Active
13. 2023-04-03
    soldstatus $640,000
14. 2022-01-18
    soldstatus $140,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$614/yr (+$51/mo · 112.1%)

ⓘ 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 2% 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: $11,177
• − Mortgage interest: −$7,562
• − Property taxes: −$547
• − Insurance: −$675
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$3,927
• Taxable loss: −$3,323
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $-90/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): 14,661
• Household income: $35,753
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1148.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 37% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Lithuanian 1% Iranian 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: ▲ 29.02%
• Current HPI: 293.2624
• Rent YoY: ▲ 0.51%
• 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

-3.6% since first listed

3 events — show timeline

• 2025-12-16 Listed $135,000 Metro Search MLS
• 2023-04-03 Sold (Public Records) $640,000 Public Records
• 2022-01-18 Sold (Public Records) $140,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $547 · -1.9% YoY. Source: county tax records.