2300 Hale Ave · Louisville, KY 40210

$165,000

4 bd · 2.5 ba · 2,735 sqft · SingleFamily · 44 Days on market

Built 1915 4,356 sqft lot Est $134k · 23% over

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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 +23.8/30.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

Key facts

• Separate entrance
• Rear parking pad
• Large kitchen

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• IMPRESSIVE WALK-IN CLOSET
• BUILT-IN SHELVING
• SEPARATE ENTRANCE
• REAR PARKING PAD

Property features AI

Finance

• Other: Subdivision: HARRIS
• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas available
• Home design: Single-family residence in a Cape Cod style; 2 stories; Built in 1915
• Construction: Shingle roof; Wood frame, block, and brick construction materials; Concrete block foundation
• Exterior features: Partial chain-link fencing; Corner lot with sidewalk; Lot cleared

Interior

• Kitchen: Main kitchen (first-floor kitchen listed); Additional basement kitchen
• Bedrooms: 4 bedrooms total; Two bedrooms on the first floor; Two bedrooms on the second floor; One bedroom located in the basement
• Bathrooms: 2 full bathrooms (one full bathroom in the basement); 1 half bathroom (located on the second floor)
• Heating & cooling: Forced air heating using natural gas; Central air conditioning; One HVAC unit for heating and one for cooling
• Interior features: Finished basement with outside entry; One fireplace on the first level; 11 total main rooms (14 rooms listed overall); 7 closets (2 located in the basement)
• Laundry & utility: Laundry area in the basement (no first-floor laundry)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+8.1%/yr); 91 active listings in the ZIP; 4 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k 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 ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $165k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.05% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.24%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $134,015
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Grand Ave	0.16mi	4/2.0	2,573 (-6%)	18mo	$125,000	$49	65
2206 W Oak St	0.13mi	3/1.0 (-1)	2,348 (-14%)	21mo	$75,000	$32	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: 31.3%
• Equity multiple: 3.50×
• Total profit: $115,691
• Equity at exit: $148,645

10-year hold

• IRR: 28.6%
• Equity multiple: 8.58×
• Total profit: $350,238
• Equity at exit: $320,559

Cash invested: $46,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $262

Break-even live

Break-even rent $1,399

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
858 S 23rd St Louisville, KY	5.0	1.0	2228	$2,100	$0.94	16d	1	0.49mi
1545 Catalpa St Louisville, KY	4.0	1.5	1760	$1,545	$0.88	3d	1	0.76mi
820 Hazel St Louisville, KY	4.0	2.0	1872	$1,395	$0.75	2d	1	0.87mi
1618 S 30th St Louisville, KY	3.0	1.0	1896	$1,235	$0.65	15d	1	0.97mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $165,000 Pending 44 DOM
2. 2026-06-03
   days on market $165,000 Active Under Contract 41 DOM
3. 2026-06-02
   days on market $165,000 Active Under Contract 40 DOM
4. 2026-06-01
   days on market $165,000 Active Under Contract 39 DOM
5. 2026-05-31
   days on market $165,000 Active Under Contract 38 DOM
6. 2026-05-10
   historical Active Under Contract
7. 2026-05-07
   price $165,000
8. 2026-04-23
   listed $175,000 Active
9. 2021-10-19
   soldstatus $110,000
10. 2021-10-18
    soldstatus $110,000 Closed 1018-char remark

    Show marketing remark (1018 chars)

    3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

11. 2021-09-27
    status Pending 1018-char remark

    Show marketing remark (1018 chars)

    3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

12. 2021-09-13
    historical Active Under Contract 1018-char remark

    Show marketing remark (1018 chars)

    3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

13. 2021-08-06
    price $119,000 1018-char remark

    Show marketing remark (1018 chars)

    3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

14. 2021-08-06
    price $119,500 1018-char remark

    Show marketing remark (1018 chars)

    3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

15. 2021-08-06
    listed $120,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    3 br 2.5 baths Finished Walk-Out .Featuring TWO kitchens and an ''other room'' in the basement currently used as a bedroom with a huge walk-in closet.This home has so many potential uses to fit a variety of needs. The covered front porch is a great place to spend your evenings. The 10ft ceilings are amazing and the abundance of windows let in natural sunlight. The 1st floor has a living room, dining room, primary bedroom, kitchen, full bathroom, and another room off the dining area. The 2nd level has 2 bedrooms and a half bath. he finished basement has a living area, full kitchen with a breakfast bar, a room currently used as a bedroom ( window does not meet egress) a huge walk-in closet, another room for you to use as you wish, full bathroom with a jetted tub,and a laundry area. The back of the home has a covered porch and is fully fenced. All windows were replaced 10 years ago except the two upstairs. Carpet is less than a year old. Basement has been waterproofed with a transferable lifetime warranty.

16. 2021-07-11
    status Pending
17. 2021-07-11
    historical
18. 2021-07-01
    listed $120,000 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: $1,386 · $116/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$33/yr (+$3/mo · 2.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% 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: $20,764
• − Mortgage interest: −$9,243
• − Property taxes: −$1,386
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$4,800
• Taxable income: $521
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $3,017/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

+37.5% since first listed

13 events — show timeline

• 2026-05-10 Contingent — Metro Search MLS
• 2026-05-07 Price Changed $165,000 Metro Search MLS
• 2026-04-23 Listed $175,000 Metro Search MLS
• 2021-10-19 Sold (Public Records) $110,000 Public Records
• 2021-10-18 Sold (MLS) $110,000 Metro Search MLS
• 2021-09-27 Pending — Metro Search MLS
• 2021-09-13 Contingent — Metro Search MLS
• 2021-08-06 Listed $120,000 Metro Search MLS
• 2021-08-06 Price Changed $119,500 Metro Search MLS
• 2021-08-06 Price Changed $119,000 Metro Search MLS
• 2021-07-11 Pending — Metro Search MLS
• 2021-07-11 Listing Removed — Metro Search MLS
• 2021-07-01 Listed $120,000 Metro Search MLS

Property tax history

+61.6%/yr

Latest (2025): $1,386 · -1.9% YoY. Source: county tax records.