825 S 33rd St · Louisville, KY 40211

$95,000

4 bd · 2.0 ba · 1,490 sqft · SingleFamily · 29 Days on market

Built 1918 6,299 sqft lot Est $136k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Awesome 4-bedroom, 2-bath single-family home in a walkable neighborhood just off W. Garland Avenue. This home features a large covered front porch, spacious backyard, hardwood floors throughout, and full bathrooms on both the first and second floors. The basement offers plenty of additional storage. The home is currently leased for $1,099/month through January 2027. The current resident may be given a 90-day notice with a sales contract. Showings must be scheduled 48-72 hours in advance to provide proper notice to the resident. Please do not disturb the resident outside of scheduled showings.

Key facts

• Spacious backyard
• Full bathrooms
• Additional storage

Tags

• LARGE COVERED FRONT PORCH
• SPACIOUS BACKYARD
• HARDWOOD FLOORS
• FULL BATHROOMS
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Directions: W Broadway to Hazel St to Garland Ave to S 33rd St
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Traditional single-family home; 2 stories; Built in 1918
• Construction: Vinyl siding; Shingle roof; About 1,490 above-grade finished area; About 450 below-grade unfinished area
• Exterior features: Lot approximately 0.15 acres (38 x 175)

Interior

• Kitchen: First-floor kitchen
• Bedrooms: 4 bedrooms (primary bedroom on the first floor)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement; Living room on the first floor; Kitchen on the first floor; Two total rooms
• Laundry & utility: No first-floor laundry

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$135,590) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/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.
• Cap rate 12.6% 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 (+4.9%/yr); 144 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).
• At $1,411/mo this rent would consume 53% of the median local household income ($32k/yr) (locally 1483% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $26k; list at $95k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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: 1.49% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $135,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 S 36th St	0.22mi	4/2.0	1,568 (+5%)	5mo	$120,000	$77	77
817 S 36th St	0.20mi	3/2.0 (-1)	1,447 (-3%)	7mo	$144,000	$100	75
633 S 36th St	0.46mi	4/1.5	1,478 (-1%)	7mo	$150,000	$101	69
634 S 38th St	0.63mi	4/2.0	1,500 (+1%)	5mo	$165,000	$110	65
816 Dearborn Ave	0.39mi	3/2.0 (-1)	1,628 (+9%)	2mo	$63,500	$39	60
714 Dearborn Ave	0.41mi	3/2.0 (-1)	1,631 (+10%)	1mo	$110,000	$67	59
3322 W Kentucky St	0.19mi	3/1.0 (-1)	1,296 (-13%)	2mo	$85,000	$66	58
739 S 38th St	0.43mi	3/2.0 (-1)	1,373 (-8%)	9mo	$125,000	$91	55
624 S 36th St	0.49mi	5/2.0 (+1)	1,400 (-6%)	9mo	$89,900	$64	54
624 S 39th St	0.71mi	4/2.5	1,596 (+7%)	5mo	$180,000	$113	49
865 S 26th St	0.66mi	3/1.0 (-1)	1,371 (-8%)	3mo	$51,999	$38	45
3507 Regatta Way	0.72mi	4/2.5	1,303 (-13%)	6mo	$172,000	$132	39

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.72×
• Total profit: $19,253
• Equity at exit: $14,165

10-year hold

• IRR: 27.2%
• Equity multiple: 3.61×
• Total profit: $69,413
• Equity at exit: $8,214

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 40211

• Home prices YoY: -33.4%
• Rents YoY: 4.9%
• Active inventory: 144
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $502

Break-even live

Break-even rent $776

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $555	-5% $529	+0% $502	+5% $475	+10% $448
Rent	-10% $390	-5% $446	+0% $502	+5% $557	+10% $613
Rate	-1.0pp $549	-0.5pp $526	base $502	+0.5pp $477	+1.0pp $452

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
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	4d	1	0.04mi
737 S 33rd St Louisville, KY	4.0	1.0	1356	$1,595	$1.18	25d	1	0.10mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	4d	1	0.12mi
803 S 35th St Louisville, KY	3.0	1.0	1486	$1,350	$0.91	25d	1	0.16mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	25d	1	0.24mi
823 S 38th St Louisville, KY	3.0	1.0	1100	$1,195	$1.09	4d	1	0.43mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	17d	1	0.43mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	25d	1	0.43mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	22d	1	0.43mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	25d	1	0.46mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	22d	1	0.46mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	25d	1	0.46mi
652 S 37th St #9 Louisville, KY	3.0	1.0	1070	$1,095	$1.02	25d	1	0.49mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	25d	1	0.54mi
3421 River Park Dr Louisville, KY	3.0	1.0	994	$1,250	$1.26	25d	1	0.54mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	25d	1	0.55mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	25d	1	0.55mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	21d	1	0.57mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	25d	1	0.57mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	25d	1	0.60mi
722 S 40th St Unit NA Louisville, KY	4.0	2.5	1556	$1,700	$1.09	4d	1	0.63mi
627 S 38th St Louisville, KY	4.0	1.0	1300	$1,349	$1.04	17d	1	0.63mi
714 S 40th St #2 Louisville, KY	3.0	1.0	1000	$1,250	$1.25	25d	1	0.63mi
715 S 41st St Unit 1 Louisville, KY	4.0	1.0	1000	$1,295	$1.29	11d	1	0.68mi
1155 S 28th St Unit 4 Louisville, KY	4.0	2.0	1010	$1,350	$1.34	25d	1	0.69mi
836 S 41st St Louisville, KY	3.0	1.0	1300	$1,300	$1.00	20d	1	0.69mi
628 S 39th St Louisville, KY	3.0	1.0	1448	$1,220	$0.84	17d	1	0.70mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	11d	1	0.72mi
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	25d	1	0.73mi
3819 River Park Dr Louisville, KY	3.0	1.0	1108	$1,090	$0.98	21d	1	0.73mi
803 Cecil Ave Louisville, KY	4.0	1.0	1165	$1,449	$1.24	11d	1	0.74mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	25d	1	0.77mi
3611 Regatta Way Louisville, KY	3.0	1.0	1035	$1,450	$1.40	17d	1	0.80mi
2631 W Madison St Unit 1 Louisville, KY	3.0	1.0	928	$950	$1.02	25d	1	0.80mi
714 S 42nd St Louisville, KY	3.0	1.0	1078	$1,150	$1.07	17d	1	0.86mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	21d	1	0.88mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	25d	1	0.90mi
2623 Cedar St Louisville, KY	3.0	1.0	1000	$1,000	$1.00	25d	1	0.94mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	25d	1	0.97mi
4221 Sunset Ave Louisville, KY	3.0	1.0	1075	$1,199	$1.12	25d	1	0.99mi

Listing history 19 events

1. 2026-06-10
   days on market $95,000 Active 29 DOM
2. 2026-06-09
   days on market $95,000 Active 28 DOM
3. 2026-06-08
   days on market $95,000 Active 27 DOM
4. 2026-06-07
   days on market $95,000 Active 26 DOM
5. 2026-06-03
   days on market $95,000 Active 22 DOM
6. 2026-06-02
   days on market $95,000 Active 21 DOM
7. 2026-06-01
   days on market $95,000 Active 20 DOM
8. 2026-05-31
   days on market $95,000 Active 19 DOM
9. 2026-05-12
   listed $95,000 Active
10. 2025-03-29
    historical $1,299
11. 2025-02-13
    listed $1,299
12. 2025-02-12
    price $125,000
13. 2023-11-24
    historical
14. 2023-08-17
    listed $110,000 Active
15. 2007-10-01
    soldstatus $26,500
16. 2007-08-03
    listed $31,500
17. 2005-12-19
    soldstatus $95,000
18. 2004-10-29
    soldstatus $20,000
19. 2004-06-17
    listed $34,900

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 (shaded) · 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: $16,934
• − Mortgage interest: −$5,321
• − Property taxes: −$905
• − Insurance: −$475
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,764
• Taxable income: $4,759
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,877/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): 20,407
• Household income: $31,749
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1483.0

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 (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -88.22%
• Current HPI: 176.337
• Rent YoY: ▲ 4.87%
• 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

+172.2% since first listed

11 events — show timeline

• 2026-05-12 Listed $95,000 Metro Search MLS
• 2025-03-29 Rental Removed $1,299 Avail
• 2025-02-13 Listed for Rent $1,299 Avail
• 2025-02-12 Price Changed $125,000 Metro Search MLS
• 2023-11-24 Listing Removed — Metro Search MLS
• 2023-08-17 Listed $110,000 Metro Search MLS
• 2007-10-01 Sold (MLS) $26,500 Metro Search MLS
• 2007-08-03 Listed $31,500 Metro Search MLS
• 2005-12-19 Sold (Public Records) $95,000 Public Records
• 2004-10-29 Sold (MLS) $20,000 Metro Search MLS
• 2004-06-17 Listed $34,900 Metro Search MLS

Property tax history

+8.7%/yr

Latest (2025): $905 · -1.9% YoY. Source: county tax records.