1632 Algonquin Pkwy · Louisville, KY 40210

$99,500

2 bd · 1.5 ba · 819 sqft · SingleFamily · 126 Days on market

Built 1946 6,360 sqft lot Est $130k · 24% 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 +22.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

PLEASE DO NOT APPROACH PROPERTY! Excellent investment opportunity with immediate cash flow! This well-maintained property is currently tenant-occupied, providing a steady income stream from day one. Tenant currently pays $1100 per month. Lease is up 12-31-2026. Recent updates include new fridge (2025), basement waterproof (2024), replace furnace and A-coil (2025), new roof, siding, metal, and gutters. (2022) Can be purchased as a package deal with other investment properties for sale. Contact agent for details.

Key facts

• Replace furnace
• Tenant occupied
• Steady income stream

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• STEADY INCOME STREAM
• NEW FRIDGE
• BASEMENT WATERPROOF
• REPLACE FURNACE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single family residence; Cape Cod style; 2 stories; Built in 1946
• Construction: Vinyl siding; Shingle roof; Poured concrete foundation
• Exterior features: Sidewalk; Full chain-link fencing

Interior

• Kitchen: First-floor kitchen; First-floor dining room
• Bedrooms: 2 bedrooms total; Primary bedroom on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom (located in the basement)
• Heating & cooling: Natural gas heating; Central air conditioning; 1 HVAC unit for heating and 1 for cooling
• Interior features: 5 total rooms; 4 closets; Unfinished basement
• Laundry & utility: Laundry in the basement; First-floor laundry: No

🏷️ Possibly a rental listed for sale. The $99,500 price doesn't fit this home's estimated sale value (~$130,221) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 16d 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 $11k of equity ($688 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $100k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.04% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $130,221
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1777 Bernheim Ln	0.26mi	2/1.0	841 (+3%)	7mo	$94,050	$112	76
1634 Dixdale Ave	0.07mi	2/1.0	740 (-10%)	8mo	$117,500	$159	72
1639 Dixdale Ave	0.06mi	3/1.0 (+1)	746 (-9%)	5mo	$128,000	$172	71
1644 Dixdale Ave	0.10mi	2/1.0	746 (-9%)	15mo	$65,000	$87	66
1814 W Lee St	0.43mi	3/1.0 (+1)	816 (-0%)	8mo	$112,500	$138	65
2448 Lindbergh Dr	0.70mi	2/1.0	810 (-1%)	5mo	$97,500	$120	60
2117 Dixdale Ave	0.59mi	2/1.0	815 (-0%)	12mo	$130,000	$160	60
1521 Larchmont Ave	0.64mi	2/1.0	896 (+9%)	6mo	$175,000	$195	48
1731 W Hill St	0.40mi	2/1.0	733 (-10%)	20mo	$100,000	$136	45
1200 Tennessee Ave	0.63mi	3/1.5 (+1)	920 (+12%)	2mo	$145,000	$158	43
1516 Wurtele Ave	0.63mi	2/1.0	700 (-14%)	7mo	$115,000	$164	39
1721 Sonne Ave	0.73mi	2/1.0	754 (-8%)	20mo	$119,900	$159	34

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: 31.6%
• Equity multiple: 3.53×
• Total profit: $70,438
• Equity at exit: $89,637

10-year hold

• IRR: 28.9%
• Equity multiple: 8.62×
• Total profit: $212,392
• Equity at exit: $193,307

Cash invested: $27,860 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$522
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $170

Break-even live

Break-even rent $815

Max offer price $99,500

Occupancy floor 79%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 Algonquin Pkwy Unit 22 Louisville, KY	2.0	1.0	626	$750	$1.20	23d	1	0.13mi
1708 W Gaulbert Ave Louisville, KY	3.0	1.0	936	$975	$1.04	23d	1	0.35mi
1714 W Hill St Louisville, KY	3.0	1.0	1050	$1,045	$1.00	23d	1	0.41mi
1792 W Gaulbert Ave Louisville, KY	2.0	1.0	915	$950	$1.04	23d	1	0.42mi
1768 W Hill St Louisville, KY	2.0	1.0	675	$925	$1.37	23d	1	0.44mi
1836 Algonquin Pkwy Unit 1 Louisville, KY	1.0	1.0	650	$650	$1.00	14d	1	0.47mi
1836 Algonquin Pkwy Unit 2 Louisville, KY	1.0	1.0	600	$650	$1.08	23d	1	0.47mi
4600 South St Unit PARKWAYE1 Louisville, KY	2.0	1.0	700	$749	$1.07	23d	1	0.50mi
1438 Lillian Ave Louisville, KY	2.0	1.0	777	$1,050	$1.35	17d	1	0.53mi
1816 Gregg Ave Louisville, KY	2.0	2.0	773	$1,100	$1.42	15d	1	0.58mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	14d	1	0.62mi
2400 Burwell Ave Louisville, KY	2.0	1.0	972	$895	$0.92	15d	1	0.71mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.73mi
1731 Sonne Ave Louisville, KY	3.0	1.0	1010	$1,300	$1.29	15d	1	0.73mi
1637 Thornberry Ave Louisville, KY	2.0	1.0	700	$1,250	$1.79	3d	1	0.78mi
1726 Sonne Ave Louisville, KY	2.0	1.0	820	$1,095	$1.34	15d	1	0.79mi
1055 Euclid Ave Louisville, KY	2.0	1.0	914	$1,325	$1.45	23d	1	0.83mi
2706 Wyandotte Ave Louisville, KY	2.0	1.0	756	$1,295	$1.71	3d	1	0.87mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.88mi
2311 Plantation Dr Louisville, KY	3.0	1.0	988	$1,200	$1.21	15d	1	0.89mi
1305 S 17th St Louisville, KY	2.0	1.0	750	$950	$1.27	23d	1	0.89mi
1305 Larchmont Ave Louisville, KY	2.0	1.0	1113	$1,350	$1.21	15d	1	0.92mi
1301 Lillian Ave Louisville, KY	3.0	1.0	974	$1,250	$1.28	15d	1	0.93mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	15d	1	0.95mi
1927 S 28th St Louisville, KY	2.0	1.0	700	$1,200	$1.71	23d	1	0.99mi
1501 Bellamy Pl Louisville, KY	2.0–4.0	2.0–4.0	1074	$1,758	$1.64	3d	1	0.99mi
1120 Weller Ave Louisville, KY	2.0	1.0	912	$1,500	$1.64	3d	1	1.03mi
3004 Wyandotte Ave Louisville, KY	2.0	1.0	700	$1,200	$1.71	15d	1	1.09mi
3107 Montana Ave Louisville, KY	2.0	1.0	986	$995	$1.01	23d	1	1.13mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	550	$650	$1.18	3d	1	1.13mi
1349 Olive St Unit 4 Louisville, KY	1.0	1.0	600	$725	$1.21	23d	1	1.13mi
1349 Olive St Unit 3 Louisville, KY	1.0	1.0	600	$695	$1.16	3d	1	1.13mi
2826 Taylor Blvd Louisville, KY	3.0	1.0	1044	$1,345	$1.29	23d	1	1.13mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	23d	1	1.14mi
3005 Linwood Ave Louisville, KY	2.0	1.0	700	$1,025	$1.46	15d	1	1.14mi
1122 Larchmont Ave Louisville, KY	2.0	1.0	864	$750	$0.87	15d	1	1.14mi
1122 Larchmont Ave Unit B Louisville, KY	1.0	1.0	700	$750	$1.07	17d	1	1.14mi
1122 Larchmont Ave Unit B Louisville, KY	2.0	1.0	864	$750	$0.87	23d	1	1.14mi
1616 Gallagher St Louisville, KY	3.0	1.5	1056	$1,400	$1.33	23d	1	1.17mi
3019 Penway Ave Louisville, KY	2.0	1.0	700	$960	$1.37	11d	1	1.19mi

Listing history 23 events

1. 2026-06-18
   days on market $99,500 Active 126 DOM
2. 2026-06-17
   days on market $99,500 Active 125 DOM
3. 2026-06-16
   days on market $99,500 Active 124 DOM
4. 2026-06-15
   days on market $99,500 Active 123 DOM
5. 2026-06-13
   days on market $99,500 Active 121 DOM
6. 2026-06-10
   days on market $99,500 Active 118 DOM
7. 2026-06-09
   days on market $99,500 Active 117 DOM
8. 2026-06-08
   days on market $99,500 Active 116 DOM
9. 2026-06-07
   days on market $99,500 Active 115 DOM
10. 2026-06-03
    days on market $99,500 Active 111 DOM
11. 2026-06-02
    days on market $99,500 Active 110 DOM
12. 2026-06-01
    days on market $99,500 Active 109 DOM
13. 2026-05-31
    days on market $99,500 Active 108 DOM
14. 2026-04-28
    price $99,500
15. 2026-03-25
    price $109,900
16. 2026-02-12
    price $119,999
17. 2026-02-12
    listed $119,999 Active
18. 2010-09-17
    historical
19. 2009-11-17
    listed $72,000
20. 2009-09-17
    soldstatus $20,000
21. 2009-03-18
    listed $28,000
22. 2007-03-19
    soldstatus $29,000
23. 2006-10-25
    listed $31,300

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $971 · $81/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 ≥104°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: $12,364
• − Mortgage interest: −$5,574
• − Property taxes: −$971
• − Insurance: −$498
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,895
• Taxable income: $449
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,930/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

+217.9% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $99,500 Metro Search MLS
• 2026-03-25 Price Changed $109,900 Metro Search MLS
• 2026-02-12 Price Changed $119,999 Metro Search MLS
• 2026-02-12 Listed $119,999 Metro Search MLS
• 2010-09-17 Listing Removed — Metro Search MLS
• 2009-11-17 Listed $72,000 Metro Search MLS
• 2009-09-17 Sold (MLS) $20,000 Metro Search MLS
• 2009-03-18 Listed $28,000 Metro Search MLS
• 2007-03-19 Sold (MLS) $29,000 Metro Search MLS
• 2006-10-25 Listed $31,300 Metro Search MLS

Property tax history

+5.2%/yr

Latest (2025): $971 · -1.9% YoY. Source: county tax records.