3235 Taylor Blvd · Louisville, KY 40215

$169,000

3 bd · 1.0 ba · 1,786 sqft · SingleFamily · 53 Days on market

Built 1933 4,500 sqft lot Est $200k · 16% 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 +25.0/30.0
• ARV discount +14.5/15.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• 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

Key facts

• 4,500 sq ft lot
• 2 garage spots
• Built 1933

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+5.2%/yr); 121 active listings in the ZIP; 13 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 $1,799/mo this rent would consume 49% of the median local household income ($44k/yr) (locally 997% 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $85k; list at $169k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1933 — 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: 1.06% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $200,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Weyler Ave	0.31mi	3/1.0	1,843 (+3%)	6mo	$170,000	$92	75
1204 Larchmont Ave	0.22mi	3/2.0	1,862 (+4%)	14mo	$215,000	$115	67
1400 Homeview Dr	0.44mi	4/2.0 (+1)	1,718 (-4%)	2mo	$130,000	$76	62
3420 Vetter Ave	0.34mi	4/2.5 (+1)	1,883 (+5%)	4mo	$219,900	$117	61
1214 Central Ave	0.29mi	4/2.0 (+1)	1,680 (-6%)	11mo	$224,000	$133	59
1571 Clara Ave	0.66mi	4/1.0 (+1)	1,796 (+1%)	8mo	$169,900	$95	57
1119 Hathaway Ave	0.60mi	3/1.0	1,638 (-8%)	4mo	$70,000	$43	55
927 Denmark St	0.57mi	4/2.0 (+1)	1,748 (-2%)	10mo	$190,000	$109	52
1505 Homeview Dr	0.62mi	3/2.0	1,949 (+9%)	6mo	$189,000	$97	47
708 Iowa Ave	0.52mi	3/2.0	1,550 (-13%)	5mo	$180,000	$116	46
3119 Faywood Way	0.50mi	3/2.5	1,978 (+11%)	12mo	$221,500	$112	43
802 Longfield Ave	0.49mi	4/2.0 (+1)	2,050 (+15%)	9mo	$260,000	$127	36

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-132
• Equity at exit: $25,198

10-year hold

• IRR: 11.5%
• Equity multiple: 1.99×
• Total profit: $46,848
• Equity at exit: $14,612

Cash invested: $47,320 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$886
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $366

Break-even live

Break-even rent $1,336

Max offer price $169,000

Occupancy floor 75%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 W Evelyn Ave Louisville, KY	3.0	1.5	1520	$1,650	$1.09	23d	1	0.52mi
1147 Lincoln Ave Louisville, KY	4.0	1.0	1323	$1,295	$0.98	2d	1	0.70mi
1161 Lincoln Ave Louisville, KY	2.0	1.5	1358	$1,150	$0.85	15d	1	0.74mi
310 W Kenton St Louisville, KY	3.0	2.0	1295	$1,350	$1.04	23d	1	0.83mi
4007 Southern Pkwy Unit 1 Louisville, KY	4.0	1.0	1500	$1,395	$0.93	3d	1	0.87mi
3102 Grant Ave Louisville, KY	4.0	2.0	1603	$1,595	$1.00	23d	1	0.88mi
2718 S 3rd St Unit 2 Louisville, KY	4.0	2.0	2000	$2,800	$1.40	11d	1	0.93mi
2711 S 3rd St Unit 1 Louisville, KY	4.0	2.0	1800	$2,400	$1.33	11d	1	0.97mi
516 Colorado Ave Louisville, KY	3.0	2.0	2000	$1,800	$0.90	15d	1	0.98mi
510 Colorado Ave Louisville, KY	3.0	2.0	1500	$1,750	$1.17	23d	1	0.99mi
2501 S 4th St Louisville, KY	1.0–3.0	1.0–3.0	897	$6,345	$7.07	3d	1	1.06mi
4513 S 6th St Louisville, KY	3.0	2.0	1581	$2,650	$1.68	23d	1	1.23mi
4010 Taylor Blvd Louisville, KY	4.0	2.0	1612	$3,000	$1.86	15d	1	1.29mi

Listing history 9 events

1. 2026-03-04
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-17
   historical Active Under Contract
4. 2026-01-10
   listed $169,000 Active
5. 2019-07-01
   historical
6. 2019-01-19
   listed $3,500,000 Active
7. 2018-12-31
   historical
8. 2018-06-01
   listed $3,500,000 Active
9. 2009-01-20
   soldstatus $85,000

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$270/yr (+$22/mo · 22.8%)

ⓘ 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 · 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: $21,587
• − Mortgage interest: −$9,467
• − Property taxes: −$1,184
• − Insurance: −$845
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,916
• Taxable income: $1,722
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $3,977/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

+98.8% since first listed

9 events — show timeline

• 2026-03-04 Pending — Metro Search MLS
• 2026-02-20 Relisted — Metro Search MLS
• 2026-02-17 Contingent — Metro Search MLS
• 2026-01-10 Listed $169,000 Metro Search MLS
• 2019-07-01 Listing Removed — Metro Search MLS
• 2019-01-19 Listed $3,500,000 Metro Search MLS
• 2018-12-31 Listing Removed — Metro Search MLS
• 2018-06-01 Listed $3,500,000 Metro Search MLS
• 2009-01-20 Sold (Public Records) $85,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,184 · -1.9% YoY. Source: county tax records.