2806 Wyandotte Ave · Louisville, KY 40210

$215,000

3 bd · 2.0 ba · 1,912 sqft · SingleFamily · 13 Days on market

Built 1948 5,850 sqft lot Est $172k · 25% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Completely remodeled and move-in ready! This charming bungalow offers the perfect blend of modern updates and timeless character. The main level features an open-concept living room and kitchen, creating a bright and inviting space ideal for both everyday living and entertaining. Two bedrooms and a beautifully updated full bath complete the first floor. Upstairs, you'll find an additional spacious bedroom and full bath, providing flexibility for a primary suite, guest retreat, or home office. The finished basement adds valuable living space with a large family room, laundry area, and additional finished storage space. This home has undergone extensive renovations, including a new roof, gutt

Key facts

• Remodeled
• New siding
• New gutters

Tags

• REMODELED
• OPEN-CONCEPT LIVING ROOM
• FINISHED BASEMENT
• NEW ROOF
• NEW GUTTERS
• NEW SIDING

Property features AI

Finance

• Other: Located in the Algonquin Place subdivision
• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family bungalow; Two stories; Built in 1948
• Construction: Vinyl siding, wood frame, and stone veneer exterior; Shingle roof; Poured concrete foundation
• Exterior features: Partial chain link fencing; Cleared lot

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Three bedrooms total; Two bedrooms on the first floor; One bedroom on the second floor; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms; Full bathroom on the second floor
• Heating & cooling: Forced air heating powered by natural gas and electric; One HVAC unit; Central air conditioning; One cooling unit
• Interior features: Finished basement; Seven main rooms (ten total rooms)
• Laundry & utility: Laundry located in the basement; First-floor laundry not present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (37.1% below list).
• Recommended offer: $135k (37.1% 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+, 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); 91 active listings in the ZIP; 12 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 $1,352/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Jefferson County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,159 (37.1% 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. Built in 1948 — 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. 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?
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: 0.63% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $172,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Beech St	0.11mi	3/2.0	1,872 (-2%)	2mo	$168,000	$90	90
1852 Cypress St	0.15mi	3/2.5	1,900 (-1%)	10mo	$138,000	$73	82
1824 Cypress St	0.17mi	3/1.5	2,000 (+5%)	10mo	$179,000	$90	74
2300 Oregon Ave	0.37mi	4/2.0 (+1)	1,810 (-5%)	4mo	$142,500	$79	65
2710 Allston Ave	0.32mi	3/1.5	1,700 (-11%)	10mo	$150,000	$88	56
2107 Ratcliffe Ave	0.50mi	3/2.0	1,706 (-11%)	5mo	$198,000	$116	55
1533 Beech St	0.41mi	4/2.0 (+1)	1,660 (-13%)	2mo	$120,000	$72	52
2325 Bolling Ave	0.57mi	3/1.5	2,060 (+8%)	9mo	$117,000	$57	51
1365 Cypress St	0.71mi	3/1.5	1,764 (-8%)	4mo	$165,000	$94	48
1844 Bolling Ave	0.67mi	3/1.5	1,726 (-10%)	6mo	$155,000	$90	45
1445 Olive St	0.53mi	4/1.5 (+1)	1,712 (-10%)	8mo	$150,000	$88	44
2307 Hardesty Ave Ave	0.56mi	2/2.0 (-1)	2,121 (+11%)	11mo	$235,000	$111	41

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: 22.1%
• Equity multiple: 2.80×
• Total profit: $108,604
• Equity at exit: $193,689

10-year hold

• IRR: 20.9%
• Equity multiple: 6.81×
• Total profit: $349,570
• Equity at exit: $417,698

Cash invested: $60,200 (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: 91
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-244

Break-even live

Break-even rent $1,661

Max offer price $171,878

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	15d	1	0.33mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	3d	1	0.34mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	10d	1	0.85mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	1.10mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	1.10mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	15d	1	1.19mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	23d	1	1.22mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	23d	1	1.22mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	21d	1	1.25mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	1.37mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	1.45mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	2d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $215,000 Active 13 DOM
2. 2026-06-17
   days on market $215,000 Active 12 DOM
3. 2026-06-16
   days on market $215,000 Active 11 DOM
4. 2026-06-15
   days on market $215,000 Active 10 DOM
5. 2026-06-13
   days on market $215,000 Active 8 DOM
6. 2026-06-10
   days on market $215,000 Active 5 DOM
7. 2026-06-09
   days on market $215,000 Active 4 DOM
8. 2026-06-08
   days on market $215,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $215,000 Active 2 DOM

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$711/yr (+$59/mo · 62.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 2% 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: $16,219
• − Mortgage interest: −$12,043
• − Property taxes: −$1,138
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$6,255
• Taxable loss: −$6,886
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-1,277/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

1 event — show timeline

• 2026-06-05 Listed $215,000 Metro Search MLS

Property tax history

+7.8%/yr

Latest (2025): $1,138 · -1.9% YoY. Source: county tax records.