2518 Standard Ave · Louisville, KY 40210

$89,900

2 bd · 1.0 ba · 1,143 sqft · SingleFamily · 13 Days on market

Built 1930 4,225 sqft lot Est $70k · 29% over

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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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Estate Sale. Well taken care of Brick Ranch Home that includes; 2 bedrooms with basement and one car detached garage. Basement was previously set up for another kitchen & also a family sitting area. Nice front porch, enclosed back porch, with a beautiful secluded back yard. Home is being sold in as is condition, No repairs will be made. Square footage not warranted, Buyer/Buyers Agent to verify. Call today for your appointment to view.

Key facts

• 4,225 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Located in the Astoria Place subdivision; Living area reported as 1,143 total (762 above grade, 381 below grade)
• HOA & community: No association fee

Exterior

• Parking: Detached garage; Driveway parking; One garage space
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story
• Construction: Built in 1930; Vinyl siding, wood frame and brick construction; Shingle roof; Poured concrete foundation
• Exterior features: Full yard fencing; Lot dimensions approximately 40 x 107

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Seven total rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.8% 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 (+8.1%/yr); 91 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 + 8.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k 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.
• 2 sale attempts since 7y 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 $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $89,900

Questions for the listing agent

1. Built in 1930 — 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: 1.20% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $69,723
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1331 S 28th St	0.26mi	3/1.5 (+1)	1,152 (+1%)	6mo	$60,000	$52	75
1412 Beech St	0.43mi	2/1.5	1,127 (-1%)	4mo	$90,000	$80	72
1422 S 28th St	0.20mi	3/1.0 (+1)	1,081 (-5%)	8mo	$50,000	$46	70
2130 W Gaulbert Ave	0.34mi	2/1.0	982 (-14%)	3mo	$60,000	$61	58
1712 Saint Louis Ave	0.61mi	2/1.0	1,072 (-6%)	4mo	$45,000	$42	58
2104 W Burnett Ave	0.30mi	3/1.0 (+1)	1,282 (+12%)	6mo	$67,000	$52	56
2108 Bolling Ave	0.31mi	3/1.0 (+1)	1,011 (-12%)	7mo	$52,000	$51	56
2316 Greenwood Ave	0.64mi	2/1.0	1,228 (+7%)	3mo	$80,000	$65	55
1812 Wilson Ave	0.49mi	3/1.5 (+1)	1,248 (+9%)	1mo	$135,000	$108	54
3107 Dumesnil St	0.58mi	3/1.0 (+1)	1,035 (-9%)	6mo	$32,000	$31	47
1714 Bolling Ave	0.70mi	3/2.0 (+1)	1,068 (-7%)	4mo	$110,000	$103	44
2615 Greenwood Ave	0.66mi	3/1.0 (+1)	988 (-14%)	3mo	$71,000	$72	39

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: 35.7%
• Equity multiple: 3.83×
• Total profit: $71,287
• Equity at exit: $80,989

10-year hold

• IRR: 32.5%
• Equity multiple: 9.38×
• Total profit: $210,980
• Equity at exit: $174,656

Cash invested: $25,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$471
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $261

Break-even live

Break-even rent $749

Max offer price $89,900

Occupancy floor 71%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	23d	1	0.13mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	23d	1	0.24mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.24mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	23d	1	0.31mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	23d	1	0.34mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	14d	1	0.36mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.37mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.41mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.42mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.42mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	23d	1	0.42mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	0.42mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	23d	1	0.42mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.45mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	23d	1	0.55mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.59mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.60mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	0.62mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.63mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	0.69mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.69mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	23d	1	0.69mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	23d	1	0.69mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	0.71mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	0.71mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	23d	1	0.73mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	16d	1	0.73mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	0.74mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	0.74mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	23d	1	0.74mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	23d	1	0.75mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	2d	1	0.75mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.79mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.80mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	23d	1	0.80mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	23d	1	0.80mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	23d	1	0.80mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.81mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	23d	1	0.81mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.82mi

Listing history 10 events

1. 2026-06-08
   statusdays on market $89,900 Pending 13 DOM
2. 2026-06-07
   days on market $89,900 Active 12 DOM
3. 2026-06-03
   days on market $89,900 Active 8 DOM
4. 2026-06-02
   days on market $89,900 Active 7 DOM
5. 2026-06-02
   status $89,900 Active 6 DOM
6. 2026-05-20
   listed $89,900 Active
7. 2019-10-11
   soldstatus $58,000 Closed 448-char remark

   Show marketing remark (448 chars)

   Estate Sale. Well taken care of Brick Ranch Home that includes; 2 bedrooms with basement and one car detached garage. Basement was previously set up for another kitchen & also a family sitting area. Nice front porch, enclosed back porch, with a beautiful secluded back yard. Home is being sold in as is condition, No repairs will be made. Square footage not warranted, Buyer/Buyers Agent to verify. Call today for your appointment to view.

8. 2019-09-25
   status Pending 448-char remark

   Show marketing remark (448 chars)

   Estate Sale. Well taken care of Brick Ranch Home that includes; 2 bedrooms with basement and one car detached garage. Basement was previously set up for another kitchen & also a family sitting area. Nice front porch, enclosed back porch, with a beautiful secluded back yard. Home is being sold in as is condition, No repairs will be made. Square footage not warranted, Buyer/Buyers Agent to verify. Call today for your appointment to view.

9. 2019-09-14
   historical Active Under Contract 448-char remark

   Show marketing remark (448 chars)

   Estate Sale. Well taken care of Brick Ranch Home that includes; 2 bedrooms with basement and one car detached garage. Basement was previously set up for another kitchen & also a family sitting area. Nice front porch, enclosed back porch, with a beautiful secluded back yard. Home is being sold in as is condition, No repairs will be made. Square footage not warranted, Buyer/Buyers Agent to verify. Call today for your appointment to view.

10. 2019-09-03
    listed $65,000 Active 448-char remark

    Show marketing remark (448 chars)

    Estate Sale. Well taken care of Brick Ranch Home that includes; 2 bedrooms with basement and one car detached garage. Basement was previously set up for another kitchen & also a family sitting area. Nice front porch, enclosed back porch, with a beautiful secluded back yard. Home is being sold in as is condition, No repairs will be made. Square footage not warranted, Buyer/Buyers Agent to verify. Call today for your appointment to view.

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 (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: $12,950
• − Mortgage interest: −$5,036
• − Property taxes: −$992
• − Insurance: −$450
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,615
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $2,703/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

+38.3% since first listed

5 events — show timeline

• 2026-05-20 Listed $89,900 Metro Search MLS
• 2019-10-11 Sold (MLS) $58,000 Metro Search MLS
• 2019-09-25 Pending — Metro Search MLS
• 2019-09-14 Contingent — Metro Search MLS
• 2019-09-03 Listed $65,000 Metro Search MLS

Property tax history

+4.5%/yr

Latest (2025): $992 · -1.9% YoY. Source: county tax records.