1552 W Saint Catherine St · Louisville, KY 40210

$39,000

3 bd · 1.0 ba · 960 sqft · SingleFamily · 66 Days on market

Built 1925 3,751 sqft lot Est $77k · 49% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

4 other homes are available

Key facts

• 3,751 sq ft lot
• Built 1925
• Listed 66 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence; Traditional style; 1 story
• Construction: Built in 1925; Vinyl siding and wood frame construction; Shingle roof; Crawl space foundation
• Exterior features: Corner lot; No fencing

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms, all on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No basement; First-floor primary bedroom; First-floor laundry: No; Seven total rooms; No fireplaces
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.0% 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 (+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).

Forward outlook

• In year one you build about $4k of equity ($270 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $11k; list at $39k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1925 — 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: 3.11% ✓
• Cap rate: 28.04%
• Cash-on-cash: 77.66%
• DSCR: 4.46
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $76,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 Prentice St	0.11mi	3/1.0	1,009 (+5%)	1mo	$93,999	$93	85
1820 Date St	0.37mi	3/1.0	944 (-2%)	9mo	$45,000	$48	72
1320 S 17th St	0.39mi	3/2.0	1,003 (+4%)	3mo	$118,000	$118	68
1708 Garland Ave	0.26mi	3/1.0	1,056 (+10%)	10mo	$85,000	$80	63
1631 W Oak St	0.19mi	3/2.0	1,056 (+10%)	12mo	$130,000	$123	61
1147 S 15th St	0.21mi	2/1.0 (-1)	848 (-12%)	9mo	$35,000	$41	58
1607 Dumesnil St	0.24mi	3/1.0	1,078 (+12%)	14mo	$78,000	$72	57
1058 Dixie Hwy	0.30mi	2/1.0 (-1)	1,048 (+9%)	11mo	$95,000	$91	56
848 S 23rd St	0.68mi	3/2.0	1,029 (+7%)	6mo	$64,750	$63	47
1712 Saint Louis Ave	0.57mi	2/1.0 (-1)	1,072 (+12%)	4mo	$45,000	$42	45
2327 Garland Ave	0.73mi	2/1.0 (-1)	928 (-3%)	14mo	$65,500	$71	44
2000 Wilson Ave	0.59mi	2/1.0 (-1)	1,052 (+10%)	11mo	$84,000	$80	42

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: 92.2%
• Equity multiple: 7.65×
• Total profit: $72,659
• Equity at exit: $35,134

10-year hold

• IRR: 88.6%
• Equity multiple: 18.81×
• Total profit: $194,443
• Equity at exit: $75,768

Cash invested: $10,920 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$205
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $707

Break-even live

Break-even rent $317

Max offer price $39,000

Occupancy floor 37%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	23d	1	0.09mi
1644 W Kentucky St Unit 3 Louisville, KY	3.0	1.0	900	$950	$1.06	23d	1	0.21mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	23d	1	0.22mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	23d	1	0.33mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.55mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.60mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.65mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	23d	1	0.72mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	17d	1	0.75mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	0.83mi
1768 W Hill St Louisville, KY	2.0	1.0	675	$925	$1.37	23d	1	0.88mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	23d	1	0.88mi
1200 S 6th St Apt 4 Louisville, KY	3.0	1.0	900	$1,125	$1.25	23d	1	0.91mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	23d	1	0.93mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	23d	1	0.96mi
508 W Oak St Unit 2 Louisville, KY	2.0	1.0	1000	$1,195	$1.20	23d	1	0.99mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	23d	1	0.99mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	0.99mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	1.01mi
512 W Ormsby Ave Louisville, KY	2.0	1.0	573	$1,795	$3.13	1d	1	1.02mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	16d	1	1.03mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	1.03mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	23d	1	1.03mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	1.08mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	23d	1	1.08mi
2221 W Madison St Louisville, KY	3.0	1.0	1000	$1,350	$1.35	23d	1	1.11mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	21d	1	1.11mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	23d	1	1.12mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	1.13mi
1245 S 4th St Louisville, KY	1.0–2.0	1.0	900	$1,100	$1.22	3d	5	1.15mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	1.15mi
800 S 4th St Louisville, KY	2.0	1.0–2.0	837	$1,467	$1.75	1d	18	1.18mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$2,217	$2.06	3d	1	1.18mi
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	23d	1	1.19mi
980 W Liberty St Louisville, KY	1.0–3.0	1.0–1.5	1026	$1,535	$1.50	23d	133	1.23mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	1.23mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	1.26mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	1.26mi
1612 W Market St Unit 2 Louisville, KY	2.0	2.0	900	$1,000	$1.11	23d	1	1.27mi
415 Belgravia Ct Unit 3 Louisville, KY	2.0	1.0	700	$800	$1.14	23d	1	1.27mi

Listing history 26 events

1. 2026-06-18
   days on market $39,000 Active 66 DOM
2. 2026-06-17
   days on market $39,000 Active 65 DOM
3. 2026-06-16
   days on market $39,000 Active 64 DOM
4. 2026-06-15
   days on market $39,000 Active 63 DOM
5. 2026-06-13
   days on market $39,000 Active 61 DOM
6. 2026-06-10
   days on market $39,000 Active 58 DOM
7. 2026-06-09
   days on market $39,000 Active 57 DOM
8. 2026-06-08
   days on market $39,000 Active 56 DOM
9. 2026-06-07
   days on market $39,000 Active 55 DOM
10. 2026-06-03
    days on market $39,000 Active 51 DOM
11. 2026-06-02
    days on market $39,000 Active 50 DOM
12. 2026-06-01
    days on market $39,000 Active 49 DOM
13. 2026-05-31
    days on market $39,000 Active 48 DOM
14. 2026-04-13
    listed $39,000 Active
15. 2007-08-28
    historical
16. 2007-05-11
    listed $39,750
17. 2006-01-21
    historical
18. 2005-07-22
    listed $43,900
19. 2004-06-12
    historical
20. 2004-03-12
    historical
21. 2003-12-12
    listed $25,000
22. 2003-12-12
    listed $28,000
23. 2002-11-28
    historical
24. 2002-05-28
    listed $45,000
25. 2000-11-14
    soldstatus $11,000
26. 2000-08-03
    listed $11,900

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $354 · $29/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 ≥105°F today · 19 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: $14,536
• − Mortgage interest: −$2,185
• − Property taxes: −$354
• − Insurance: −$195
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,135
• Taxable income: $8,342
• Est. tax owed @ 24.0%: −$2,002
• After-tax cash flow: $6,478/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

+227.7% since first listed

13 events — show timeline

• 2026-04-13 Listed $39,000 Metro Search MLS
• 2007-08-28 Listing Removed — Metro Search MLS
• 2007-05-11 Listed $39,750 Metro Search MLS
• 2006-01-21 Listing Removed — Metro Search MLS
• 2005-07-22 Listed $43,900 Metro Search MLS
• 2004-06-12 Listing Removed — Metro Search MLS
• 2004-03-12 Listing Removed — Metro Search MLS
• 2003-12-12 Listed $28,000 Metro Search MLS
• 2003-12-12 Listed $25,000 Metro Search MLS
• 2002-11-28 Listing Removed — Metro Search MLS
• 2002-05-28 Listed $45,000 Metro Search MLS
• 2000-11-14 Sold (MLS) $11,000 Metro Search MLS
• 2000-08-03 Listed $11,900 Metro Search MLS

Property tax history

+4.3%/yr

Latest (2025): $354 · -1.9% YoY. Source: county tax records.