2214 Wilson Ave · Louisville, KY 40210

$69,900

1 bd · 1.0 ba · 798 sqft · SingleFamily · 44 Days on market

Built 1900 3,485 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Welcome to this beautifully updated 1-bedroom, 1-bath home in the heart of the Park Hill neighborhood—perfect for first-time buyers, downsizers, or anyone seeking a low-maintenance space. Inside, enjoy gorgeous new flooring, fresh paint, and a fully renovated kitchen and bathroom. The spacious bedroom was once two rooms and could easily be converted back if desired. The renovated bathroom and laundry room are conveniently located off the bedroom, with the laundry room featuring a brand-new water heater and laundry hookups. A cellar beneath the bedroom offers additional storage or a safe place during storms. Recent updates include: new HVAC in 2025, updated electric, plumbing, PVC sewe

Key facts

• 3,485 sq ft lot
• Built 1900
• Listed 44 days

Property features AI

Finance

• Other: Lot dimensions approximately 25 x 140
• HOA & community: No association fee; Located in the Park Hill subdivision

Exterior

• Utilities: Electricity connected; Public water and sewer not explicitly listed
• Home design: Single family residence (Shotgun style); One story; Entry and main living areas on the first floor; Facing direction not specified
• Construction: Built in 1900; Vinyl siding with wood frame construction; Shingle roof; Poured concrete foundation
• Exterior features: Chain link full fencing; Sidewalk; Level lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: One bedroom on the first floor; First-floor primary bedroom
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air electric heating; Central air conditioning; One HVAC unit
• Interior features: Five total rooms; One closet; Cellar basement; Attic space accessible via the kitchen; Could be divided (flex space)
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 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).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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 $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $42,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2519 Standard Ave	0.29mi	2/1.0 (+1)	783 (-2%)	1mo	$87,000	$111	77
1333 S 22nd St	0.12mi	2/1.0 (+1)	744 (-7%)	11mo	$87,000	$117	69
2012 St. Louis Ave	0.16mi	2/1.0 (+1)	784 (-2%)	20mo	$75,000	$96	68
1739 Dumesnil St	0.43mi	2/1.0 (+1)	800 (+0%)	9mo	$70,000	$88	67
1335 S 22nd St	0.12mi	2/1.0 (+1)	705 (-12%)	6mo	$27,000	$38	65
2306 Standard Ave	0.22mi	2/1.0 (+1)	900 (+13%)	4mo	$38,000	$42	60
1637 W Oak St	0.56mi	1/1.0	854 (+7%)	7mo	$27,000	$32	56
1724 Wilson Ave	0.48mi	2/1.0 (+1)	813 (+2%)	18mo	$38,500	$47	54
1546 Gallagher St	0.71mi	1/1.0	800 (+0%)	16mo	$41,000	$51	53
1741 Hale Ave	0.45mi	2/1.0 (+1)	700 (-12%)	15mo	$20,500	$29	41
1615 Wilson Ave	0.60mi	1/1.0	894 (+12%)	14mo	$47,500	$53	40
1731 W Hill St	0.57mi	2/1.0 (+1)	733 (-8%)	20mo	$100,000	$136	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: 41.7%
• Equity multiple: 4.26×
• Total profit: $63,853
• Equity at exit: $62,971

10-year hold

• IRR: 37.9%
• Equity multiple: 10.40×
• Total profit: $184,017
• Equity at exit: $135,800

Cash invested: $19,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $946 high
• Mortgage (P&I): −$367
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $327

Break-even live

Break-even rent $533

Max offer price $69,900

Occupancy floor 60%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.15mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.16mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	23d	1	0.28mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	600	$725	$1.21	23d	1	0.33mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	550	$650	$1.18	3d	1	0.33mi
1349 Olive St Unit 3 Louisville, KY	1.0	1.0	600	$695	$1.16	3d	1	0.33mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	14d	1	0.38mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	23d	1	0.40mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.41mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	23d	1	0.45mi
1768 W Hill St Louisville, KY	2.0	1.0	675	$925	$1.37	23d	1	0.54mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	23d	1	0.56mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	23d	1	0.59mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	16d	1	0.61mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	3d	1	0.61mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.67mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.73mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	16d	1	0.76mi
1443 S 32nd St Unit 2 Louisville, KY	1.0	1.0	550	$780	$1.42	23d	1	0.83mi
1836 Algonquin Pkwy Unit 1 Louisville, KY	1.0	1.0	650	$650	$1.00	14d	1	0.83mi
1836 Algonquin Pkwy Unit 2 Louisville, KY	1.0	1.0	600	$650	$1.08	23d	1	0.83mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.86mi
2310 W Broadway Unit 1 Louisville, KY	1.0	1.0	1100	$975	$0.89	3d	1	0.97mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	23d	1	0.97mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	16d	1	0.98mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	3d	1	0.99mi
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	23d	1	1.03mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	23d	1	1.06mi
2411 Elliott Ave Louisville, KY	2.0	1.0	892	$895	$1.00	23d	1	1.07mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	1.11mi
3019 Penway Ave Louisville, KY	2.0	1.0	700	$960	$1.37	11d	1	1.13mi
3005 Linwood Ave Louisville, KY	2.0	1.0	700	$1,025	$1.46	16d	1	1.14mi
701 Hazel St Unit 3 Louisville, KY	2.0	1.0	832	$800	$0.96	10d	1	1.18mi
3515 W Kentucky St Unit 3515-12 Louisville, KY	1.0	1.0	700	$695	$0.99	23d	1	1.21mi
1700 Magazine St Unit 3 Louisville, KY	2.0	1.0	900	$1,150	$1.28	17d	1	1.25mi
2300 W Madison St Louisville, KY	2.0	1.0	900	$850	$0.94	23d	1	1.28mi
666 Eastlawn Ave Louisville, KY	2.0	1.0	936	$895	$0.96	16d	1	1.30mi
2221 W Madison St Louisville, KY	2.0	1.0	1000	$1,350	$1.35	21d	1	1.31mi
515 S 20th St Louisville, KY	2.0	1.0	1000	$995	$0.99	16d	1	1.35mi
2631 W Madison St Unit 2 Louisville, KY	2.0	1.0	928	$850	$0.92	23d	1	1.35mi

Listing history 41 events

1. 2026-06-18
   days on market $69,900 Active 44 DOM
2. 2026-06-17
   days on market $69,900 Active 43 DOM
3. 2026-06-16
   days on market $69,900 Active 42 DOM
4. 2026-06-15
   days on market $69,900 Active 41 DOM
5. 2026-06-13
   days on market $69,900 Active 39 DOM
6. 2026-06-10
   days on market $69,900 Active 36 DOM
7. 2026-06-09
   days on market $69,900 Active 35 DOM
8. 2026-06-08
   days on market $69,900 Active 34 DOM
9. 2026-06-07
   days on market $69,900 Active 33 DOM
10. 2026-06-03
    days on market $69,900 Active 29 DOM
11. 2026-06-02
    days on market $69,900 Active 28 DOM
12. 2026-06-01
    days on market $69,900 Active 27 DOM
13. 2026-05-31
    days on market $69,900 Active 26 DOM
14. 2026-05-05
    listed $69,900 Active
15. 2026-04-29
    historical
16. 2026-04-06
    status Active
17. 2026-04-06
    price $72,900
18. 2026-04-01
    historical Active Under Contract
19. 2026-03-30
    price $74,900
20. 2026-03-11
    price $79,900
21. 2025-10-29
    listed $83,500 Active
22. 2025-06-11
    status Active
23. 2025-05-31
    historical Contingent
24. 2025-05-31
    historical
25. 2025-04-25
    price $85,000
26. 2025-04-03
    price $89,000
27. 2025-03-12
    listed $96,000 Active
28. 2025-03-04
    soldstatus $55,000
29. 2025-02-26
    soldstatus $55,000 Closed
30. 2025-02-17
    status Pending
31. 2025-01-20
    price $69,000
32. 2025-01-06
    listed $75,000 Active
33. 2024-12-29
    historical
34. 2024-11-14
    historical Active Under Contract
35. 2024-10-16
    listed $68,000 Active
36. 2024-09-11
    historical
37. 2024-09-06
    historical Active Under Contract
38. 2024-08-02
    listed $75,000 Active
39. 2021-09-16
    historical
40. 2021-08-24
    price $15,000
41. 2021-08-24
    listed $20,000 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: $303 · $25/mo
• Projected year-2 tax: $601 · $50/mo
• Expected delta: +$298/yr (+$25/mo · 98.2%)

ⓘ 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 · 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: $11,356
• − Mortgage interest: −$3,915
• − Property taxes: −$303
• − Insurance: −$350
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,033
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,215/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

+366.0% since first listed

28 events — show timeline

• 2026-05-05 Listed $69,900 Metro Search MLS
• 2026-04-29 Listing Removed — Metro Search MLS
• 2026-04-06 Relisted — Metro Search MLS
• 2026-04-06 Price Changed $72,900 Metro Search MLS
• 2026-04-01 Contingent — Metro Search MLS
• 2026-03-30 Price Changed $74,900 Metro Search MLS
• 2026-03-11 Price Changed $79,900 Metro Search MLS
• 2025-10-29 Listed $83,500 Metro Search MLS
• 2025-06-11 Relisted — ImagineMLS
• 2025-05-31 Contingent — ImagineMLS
• 2025-05-31 Listing Removed — ImagineMLS
• 2025-04-25 Price Changed $85,000 ImagineMLS
• 2025-04-03 Price Changed $89,000 ImagineMLS
• 2025-03-12 Listed $96,000 ImagineMLS
• 2025-03-04 Sold (Public Records) $55,000 Public Records
• 2025-02-26 Sold (MLS) $55,000 Metro Search MLS
• 2025-02-17 Pending — Metro Search MLS
• 2025-01-20 Price Changed $69,000 Metro Search MLS
• 2025-01-06 Listed $75,000 Metro Search MLS
• 2024-12-29 Listing Removed — Metro Search MLS
• 2024-11-14 Contingent — Metro Search MLS
• 2024-10-16 Listed $68,000 Metro Search MLS
• 2024-09-11 Listing Removed — Metro Search MLS
• 2024-09-06 Contingent — Metro Search MLS
• 2024-08-02 Listed $75,000 Metro Search MLS
• 2021-09-16 Listing Removed — Metro Search MLS
• 2021-08-24 Listed $20,000 Metro Search MLS
• 2021-08-24 Price Changed $15,000 Metro Search MLS