3467 Glendale Ave · Louisville, KY 40215

$125,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily · 61 Days on market

Built 1950 5,000 sqft lot Est $151k · 17% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

Listing remarks

Investors and first time home buyers take notice. This home has lots to offer for the price. There is also a carport and a garage in back. Home is currently rented and has to have 24 hour notice to show. No sign on property.

Key facts

• Garage
• Carport
• 5,000 sq ft lot

Tags

• CARPORT
• GARAGE

Property features AI

Finance

• Other: Subdivision: HIGHBAUGHS POWELL
• HOA & community: No association fee

Exterior

• Parking: Detached garage with front entry (1 car)
• Utilities: Electricity connected; Natural gas available
• Home design: Single-family ranch-style home; One story
• Construction: Built in 1950; Aluminum siding; Shingle roof; Crawl space foundation
• Exterior features: Level lot; Lot dimensions approximately 40 x 125

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Five total rooms; Three closets; No basement; First-floor laundry
• Laundry & utility: Laundry on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (2.3% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $150,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2936 Garey Ln	0.54mi	3/1.0	1,037 (-0%)	4mo	$170,000	$164	71
56 Nichols Dr	0.42mi	2/1.0 (-1)	975 (-6%)	1mo	$120,000	$123	64
1310 Southgate Ave	0.51mi	3/1.0	1,163 (+12%)	1mo	$159,900	$137	56
1605 Arcade Ave	0.73mi	2/1.0 (-1)	1,020 (-2%)	3mo	$82,700	$81	55
3611 Woodruff Ave	0.65mi	3/1.0	1,125 (+8%)	1mo	$175,000	$156	55
1416 Berry Blvd	0.44mi	2/1.0 (-1)	1,154 (+11%)	3mo	$142,500	$123	54
3670 Woodruff Ave	0.72mi	3/1.0	1,102 (+6%)	4mo	$159,500	$145	53
1431 Berry Blvd	0.39mi	2/1.0 (-1)	1,184 (+14%)	4mo	$155,000	$131	50
3535 Kahlert Ave	0.50mi	4/1.0 (+1)	1,150 (+11%)	4mo	$175,000	$152	50
1724 Marlow Rd	0.70mi	2/1.0 (-1)	990 (-5%)	6mo	$170,000	$172	50
1317 Arcade Ave	0.66mi	4/1.0 (+1)	1,170 (+13%)	2mo	$125,000	$107	41
3668 Woodruff Ave	0.71mi	3/3.0	1,158 (+12%)	6mo	$212,500	$184	35

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,386
• Equity at exit: $18,638

10-year hold

• IRR: 7.1%
• Equity multiple: 1.58×
• Total profit: $20,362
• Equity at exit: $10,808

Cash invested: $35,000 (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: 119
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$656
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $176

Break-even live

Break-even rent $999

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $246	-5% $211	+0% $176	+5% $140	+10% $105
Rent	-10% $79	-5% $127	+0% $176	+5% $224	+10% $272
Rate	-1.0pp $239	-0.5pp $207	base $176	+0.5pp $143	+1.0pp $110

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3449 Powell Ave Louisville, KY	2.0	1.0	800	$1,000	$1.25	25d	1	0.24mi
1522 Clara Ave Louisville, KY	3.0	2.0	1150	$1,150	$1.00	25d	1	0.29mi
3513 Georgetown Pl Unit 3 Louisville, KY	2.0	1.0	800	$949	$1.19	25d	1	0.29mi
1709 Valley Forge Way Unit 2 Louisville, KY	2.0	1.0	750	$895	$1.19	22d	1	0.30mi
1711 Valley Forge Way Unit 4 Louisville, KY	2.0	1.0	900	$949	$1.05	11d	1	0.31mi
3523 Georgetown Pl #3 Louisville, KY	2.0	1.0	850	$850	$1.00	18d	1	0.35mi
1411 Sale Ave Louisville, KY	2.0	1.0	936	$1,000	$1.07	17d	1	0.35mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	25d	2	0.37mi
3524 Georgetown Cir Louisville, KY	1.0–3.0	1.0	684	$1,350	$1.97	15d	4	0.37mi
3524 Georgetown Cir Louisville, KY	2.0	1.0	734	$1,050	$1.43	4d	1	0.37mi
3524 Georgetown Cir Unit 3530 Louisville, KY	3.0	1.0	886	$1,350	$1.52	4d	1	0.37mi
3627 Parthenia Ave Louisville, KY	3.0	1.0	900	$1,245	$1.38	25d	1	0.46mi
3700 Georgetown Pl Unit 2302-201 Louisville, KY	2.0	1.0	800	$901	$1.13	13d	1	0.57mi
3700 Georgetown Pl Louisville, KY	2.0	1.0	800	$901	$1.13	25d	1	0.57mi
3655 Kahlert Ave Louisville, KY	2.0	1.0	915	$1,300	$1.42	13d	1	0.62mi
3717 Wheeler Ave Louisville, KY	3.0	2.0	1124	$1,450	$1.29	25d	1	0.69mi
3746 Kahlert Ave Louisville, KY	3.0	1.0	955	$1,350	$1.41	17d	1	0.82mi
1118 W Whitney Ave Louisville, KY	2.0	1.0	771	$1,199	$1.56	25d	1	0.83mi
1519 Crums Ln Apt 25 Louisville, KY	2.0	1.0	820	$900	$1.10	25d	1	0.85mi
1519 Crums Ln Louisville, KY	2.0	1.0	820	$888	$1.08	17d	2	0.86mi
1637 Thornberry Ave Louisville, KY	2.0	1.0	700	$1,250	$1.79	4d	1	0.87mi
1105 Beecher St Louisville, KY	2.0	1.0	708	$1,150	$1.62	17d	1	0.91mi
1726 Sonne Ave Louisville, KY	2.0	1.0	820	$1,095	$1.34	17d	1	0.91mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	25d	1	0.92mi
1122 Larchmont Ave Louisville, KY	2.0	1.0	864	$750	$0.87	17d	1	0.92mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	17d	1	0.93mi
4000 Churchman Ave Louisville, KY	3.0	1.0	1000	$1,200	$1.20	17d	1	0.96mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	17d	1	0.97mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	3d	1	1.04mi
910 W Whitney Ave Louisville, KY	3.0	1.0	1186	$1,450	$1.22	13d	1	1.04mi
1022 Stanley Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	22d	1	1.06mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	25d	1	1.08mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	17d	1	1.12mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	17d	1	1.16mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	4d	1	1.16mi
623 Dresden Ave Louisville, KY	2.0	1.0	750	$975	$1.30	17d	1	1.18mi
4122 Craig Ave Louisville, KY	2.0	1.0	705	$1,051	$1.49	13d	1	1.19mi
4113 La Salle Ave Louisville, KY	2.0	1.0	875	$1,249	$1.43	17d	1	1.19mi
615 Dresden Ave Louisville, KY	3.0	1.0	884	$1,450	$1.64	25d	1	1.21mi
551 Denmark St Louisville, KY	3.0	1.5	1160	$1,700	$1.47	25d	1	1.23mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $125,000 Pending 61 DOM
2. 2026-06-03
   days on market $125,000 Active 58 DOM
3. 2026-06-02
   days on market $125,000 Active 57 DOM
4. 2026-06-01
   days on market $125,000 Active 56 DOM
5. 2026-05-31
   days on market $125,000 Active 55 DOM
6. 2026-04-06
   listed $125,000 Active

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$93/yr (+$8/mo · 9.5%)

ⓘ 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 6 d/yr ≥104°F today · 16 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: $14,659
• − Mortgage interest: −$7,002
• − Property taxes: −$982
• − Insurance: −$625
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,636
• Taxable income: $68
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,091/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

1 event — show timeline

• 2026-04-06 Listed $125,000 Metro Search MLS

Property tax history

+1.8%/yr

Latest (2025): $982 · -1.9% YoY. Source: county tax records.