2208 Dumesnil St · Louisville, KY 40210

$95,000

2 bd · 1.0 ba · 1,348 sqft · SingleFamily · 23 Days on market

Built 1900 4,356 sqft lot Est $88k · 8% 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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +6.6/10.0
• Rent growth +4.5/5.0
• ARV discount +3.7/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Investor opportunity! This well-maintained 2-bedroom home is currently tenant occupied with rental income of $1,025/m, (which is currently below market rents of $1,289/m). Tenant is on a yearly lease and has resided in the property for the past five years, offering stability and consistent occupancy. The home underwent a complete renovation in 2019, taken down to the studs with major updates completed at that time, making everything new throughout the property. This property has been utilized as a rental and would make a great addition to an investment portfolio or a turnkey opportunity for an investor seeking immediate cash flow. Please allow 48/hr notice for showings due to tenant occupan

Key facts

• Complete renovation
• Major updates
• Rental income

Tags

• COMPLETE RENOVATION
• MAJOR UPDATES
• RENTAL INCOME

Property features AI

Finance

• Other: Subdivision: Merriwether & Davison
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas
• Home design: Single-family ranch/shotgun-style home; One above-grade finished level; Built in 1900
• Construction: Wood frame and brick construction; Shingle roof; Crawl space foundation
• Exterior features: Cleared lot; Privacy wood fencing (full)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor; Primary bedroom on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Natural gas heating; Central air conditioning; One HVAC unit
• Interior features: Five total rooms; Basement with cellar, finished space and outside entry
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

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: Wheatley Elementary (math 2% / reading 8%, grade F, #670 of 676 statewide, top 100%, 318 students, 84% FRL); Western Middle School For The Arts (math 9% / reading 41%, grade F, #184 of 217 statewide, top 87%, 650 students, 60% FRL); Seneca High (math 8% / reading 17%, grade F, #228 of 254 statewide, top 91%, 1,309 students, 64% FRL).
• Zoned-school proficiency averages 14% at this address vs 27% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.1%/yr); 93 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.16% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $87,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 Wilson Ave	0.22mi	3/1.5 (+1)	1,248 (-7%)	1mo	$135,000	$108	70
2316 Greenwood Ave	0.34mi	2/1.0	1,228 (-9%)	3mo	$80,000	$65	67
2104 W Burnett Ave	0.41mi	3/1.0 (+1)	1,282 (-5%)	6mo	$67,000	$52	63
2008 W Burnett Ave	0.42mi	3/1.5 (+1)	1,396 (+4%)	7mo	$115,900	$83	62
1415 S 28th St	0.51mi	3/2.0 (+1)	1,384 (+3%)	2mo	$190,000	$137	61
865 S 26th St	0.63mi	3/1.0 (+1)	1,371 (+2%)	3mo	$51,999	$38	60
1705 1/2 Hale Ave	0.44mi	3/2.0 (+1)	1,257 (-7%)	4mo	$58,000	$46	56
1736 W Gaulbert Ave	0.70mi	3/1.0 (+1)	1,326 (-2%)	4mo	$53,600	$40	56
1334 Cypress St	0.35mi	3/2.0 (+1)	1,491 (+11%)	2mo	$195,000	$131	55
1458 Olive St	0.56mi	2/2.0	1,460 (+8%)	2mo	$90,000	$62	54
1331 S 28th St	0.46mi	3/1.5 (+1)	1,152 (-14%)	6mo	$60,000	$52	43
101 Saunders	0.65mi	2/2.0	1,148 (-15%)	5mo	$145,000	$126	37

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: 36.0%
• Equity multiple: 3.85×
• Total profit: $75,759
• Equity at exit: $85,584

10-year hold

• IRR: 32.7%
• Equity multiple: 9.39×
• Total profit: $223,138
• Equity at exit: $184,564

Cash invested: $26,600 (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: 93
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$498
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $286

Break-even live

Break-even rent $740

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $313	+0% $286	+5% $259	+10% $232
Rent	-10% $199	-5% $243	+0% $286	+5% $330	+10% $373
Rate	-1.0pp $334	-0.5pp $310	base $286	+0.5pp $262	+1.0pp $236

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	17d	1	0.11mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	25d	1	0.12mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	25d	1	0.26mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	25d	1	0.29mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	0.40mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	25d	1	0.40mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	16d	1	0.45mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.45mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	12d	1	0.46mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	25d	1	0.47mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	5d	1	0.49mi
1774 Bolling Ave Louisville, KY	3.0	2.0	1611	$1,300	$0.81	12d	1	0.52mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	0.53mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	25d	1	0.57mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	12d	1	0.57mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	25d	1	0.59mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	25d	1	0.60mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	25d	1	0.61mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	25d	1	0.63mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	25d	1	0.64mi
1723 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	1200	$1,300	$1.08	25d	1	0.65mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	0.65mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	25d	1	0.65mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	21d	1	0.65mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	25d	1	0.65mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	25d	1	0.66mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	25d	1	0.66mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	25d	1	0.66mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	17d	1	0.69mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	17d	1	0.69mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	5d	1	0.69mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	25d	1	0.71mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	25d	1	0.72mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	22d	1	0.73mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	25d	1	0.85mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	22d	1	0.85mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	0.89mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	25d	1	0.90mi
2310 W Broadway Unit 1 Louisville, KY	1.0	1.0	1100	$975	$0.89	4d	1	0.90mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	25d	1	1.00mi

Listing history 14 events

1. 2026-06-21
   days on market $95,000 Active 23 DOM
2. 2026-06-18
   days on market $95,000 Active 20 DOM
3. 2026-06-17
   days on market $95,000 Active 19 DOM
4. 2026-06-16
   days on market $95,000 Active 18 DOM
5. 2026-06-15
   days on market $95,000 Active 17 DOM
6. 2026-06-13
   days on market $95,000 Active 15 DOM
7. 2026-06-10
   days on market $95,000 Active 12 DOM
8. 2026-06-09
   days on market $95,000 Active 11 DOM
9. 2026-06-08
   days on market $95,000 Active 10 DOM
10. 2026-06-07
    days on market $95,000 Active 9 DOM
11. 2026-06-03
    days on market $95,000 Active 5 DOM
12. 2026-06-02
    days on market $95,000 Active 4 DOM
13. 2026-06-01
    days on market $95,000 Active 3 DOM
14. 2026-05-31
    days on market $95,000 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: $560 · $47/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$257/yr (+$21/mo · 45.9%)

ⓘ 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 (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $13,224
• − Mortgage interest: −$5,321
• − Property taxes: −$560
• − Insurance: −$475
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,764
• Taxable income: $1,988
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $2,956/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

+46.2% since first listed

9 events — show timeline

• 2026-05-30 Listed $95,000 Metro Search MLS
• 2019-12-09 Listing Removed — Metro Search MLS
• 2019-11-20 Listed $95,000 Metro Search MLS
• 2019-11-20 Price Changed $92,000 Metro Search MLS
• 2019-11-19 Listing Removed — Metro Search MLS
• 2019-11-12 Relisted — Metro Search MLS
• 2019-11-12 Price Changed $95,000 Metro Search MLS
• 2019-09-19 Listing Removed — Metro Search MLS
• 2019-08-30 Listed $65,000 Metro Search MLS

Property tax history

+3.1%/yr

Latest (2025): $560 · -1.9% YoY. Source: county tax records.