2703 Hale Ave · Louisville, KY 40211

$68,890

2 bd · 1.0 ba · 1,038 sqft · SingleFamily · 162 Days on market

Built 1900 5,000 sqft lot Est $70k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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 MLS

Great investment opportunity with immediate cash flow upon renting. Bank owned foreclosure accepting all offers. Two bedroom, 1 bath home with roof and exterior in great condition. Needs cosmetic repairs inside.

Key facts

• Covered front porch
• New development
• 5,000 sq ft lot

Tags

• CERAMIC TILE FLOORING
• COVERED FRONT PORCH
• NEW DEVELOPMENT

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Natural gas heating; Other utilities
• Home design: Single-family residence; One story
• Construction: Wood frame construction; Shingle roof; Built in 126 (year value provided as 126)
• Exterior features: Partial fencing

Interior

• Kitchen: Eat-in kitchen on the first floor
• Bedrooms: 2 bedrooms, both on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Interior features: Total of 5 rooms; Cellar basement; First-floor primary bedroom
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 (+4.9%/yr); 140 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).
• This rent runs 43% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $69k implies a 761% gain — meaningful room to come down on a strong offer.

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 $60,623 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1900 — 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: 1.64% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.66%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $69,546
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2615 Greenwood Ave	0.21mi	3/1.0 (+1)	988 (-5%)	3mo	$71,000	$72	75
2645 Grand Ave	0.10mi	2/1.0	926 (-11%)	3mo	$62,000	$67	75
3107 Dumesnil St	0.46mi	3/1.0 (+1)	1,035 (-0%)	6mo	$32,000	$31	68
3212 W Kentucky St	0.57mi	2/1.5	1,104 (+6%)	2mo	$45,000	$41	60
848 S 23rd St	0.57mi	3/2.0 (+1)	1,029 (-1%)	6mo	$64,750	$63	58
3419 Greenwood Ave	0.74mi	3/1.0 (+1)	1,033 (-0%)	3mo	$120,000	$116	57
1331 S 28th St	0.29mi	3/1.5 (+1)	1,152 (+11%)	6mo	$60,000	$52	56
3229 Kirby Ave	0.63mi	2/1.0	950 (-8%)	2mo	$45,000	$47	55
1412 Beech St	0.54mi	2/1.5	1,127 (+9%)	4mo	$90,000	$80	55
844 Louis Coleman Jr Dr	0.75mi	3/1.0 (+1)	1,008 (-3%)	3mo	$109,000	$108	53
2306 Standard Ave	0.54mi	2/1.0	900 (-13%)	4mo	$38,000	$42	49
101 Saunders	0.56mi	2/2.0	1,148 (+11%)	5mo	$145,000	$126	48

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: 25.0%
• Equity multiple: 2.05×
• Total profit: $20,345
• Equity at exit: $10,272

10-year hold

• IRR: 33.8%
• Equity multiple: 4.36×
• Total profit: $64,724
• Equity at exit: $5,956

Cash invested: $19,289 (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: 140
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,133 high
• Mortgage (P&I): −$361
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $461

Break-even live

Break-even rent $550

Max offer price $68,890

Occupancy floor 54%

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: $17,222
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 Hale Ave Unit 1 Louisville, KY	3.0	1.0	1100	$1,400	$1.27	23d	1	0.02mi
2706 Hale Ave Unit 2 Louisville, KY	2.0	1.0	900	$1,250	$1.39	23d	1	0.02mi
2614 Virginia Ave Louisville, KY	2.0	1.0	975	$925	$0.95	23d	1	0.11mi
2708 Greenwood Ave Apt 1 Louisville, KY	3.0	1.0	1100	$1,300	$1.18	23d	1	0.20mi
2807 Dumesnil St Unit 101 Louisville, KY	1.0	1.0	750	$950	$1.27	23d	1	0.21mi
2913 Dumesnil St Apt 3 Louisville, KY	3.0	1.0	1112	$740	$0.67	10d	1	0.27mi
1339 S 28th St Unit 3 Louisville, KY	3.0	1.0	1125	$1,175	$1.04	20d	1	0.28mi
2821 Greenwood Ave #1 Louisville, KY	3.0	1.0	1113	$1,300	$1.17	23d	1	0.28mi
2825 Greenwood Ave #2 Louisville, KY	2.0	1.0	1300	$995	$0.77	23d	1	0.29mi
2825 Greenwood Ave #4 Louisville, KY	3.0	1.0	1440	$1,250	$0.87	23d	1	0.29mi
2710 W Kentucky St Apt 2 Louisville, KY	3.0	1.0	1015	$1,300	$1.28	23d	1	0.29mi
2912 Greenwood Ave Louisville, KY	3.0	2.0	1362	$1,150	$0.84	16d	1	0.31mi
2711 W Kentucky St Louisville, KY	3.0	1.0	1155	$1,100	$0.95	23d	1	0.33mi
2513 Date St Unit 2 Louisville, KY	1.0	1.0	700	$745	$1.06	3d	1	0.38mi
2634 Garland Ave Unit A Louisville, KY	3.0	1.0	1152	$940	$0.82	23d	1	0.39mi
2634 Garland Ave Unit B Louisville, KY	3.0	1.0	1152	$895	$0.78	20d	1	0.39mi
2724 Garland Ave Unit 202 Louisville, KY	2.0	1.0	950	$745	$0.78	3d	1	0.39mi
2223 Saint Louis Ave Louisville, KY	3.0	1.5	1152	$1,175	$1.02	23d	1	0.41mi
2416 Garland Ave Louisville, KY	3.0	2.0	1172	$1,600	$1.37	23d	1	0.44mi
1410 Standard Village Cir Louisville, KY	3.0	2.0	1200	$900	$0.75	23d	1	0.46mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	21d	1	0.47mi
1115 S 32nd St Louisville, KY	3.0	1.0	1393	$1,275	$0.92	23d	1	0.47mi
1854 W Ormsby Ave Louisville, KY	2.0	2.0	1094	$800	$0.73	16d	1	0.49mi
3122 W Kentucky St Louisville, KY	3.0	1.0	1030	$1,150	$1.12	23d	1	0.51mi
1333 S 22nd St Louisville, KY	2.0	1.0	744	$1,200	$1.61	23d	1	0.53mi
1418 Beech St Unit 2 Louisville, KY	2.0	1.0	1000	$980	$0.98	21d	1	0.53mi
3215 Virginia Ave Louisville, KY	3.0	1.0	975	$924	$0.95	23d	1	0.54mi
1439 Beech St Apt 1 Louisville, KY	3.0	1.5	1000	$820	$0.82	23d	1	0.55mi
848 S 23rd St Louisville, KY	3.0	1.5	1050	$1,450	$1.38	23d	1	0.59mi
832 Hazel St Louisville, KY	2.0	1.0	720	$1,095	$1.52	3d	1	0.61mi
1847 W Kentucky St Louisville, KY	2.0	1.0	1368	$895	$0.65	3d	1	0.61mi
1145 Louis Coleman Jr Dr Louisville, KY	2.0	1.0	913	$875	$0.96	23d	1	0.65mi
1842 Bolling Ave Louisville, KY	1.0	1.0	900	$895	$0.99	14d	1	0.73mi
1705 1/2 Hale Ave Louisville, KY	3.0	2.0	1257	$1,400	$1.11	10d	1	0.76mi
1148 S 17th St Unit 2 Louisville, KY	3.0	1.0	1000	$895	$0.90	23d	1	0.76mi
814 S 33rd St Louisville, KY	3.0	1.0	1104	$1,350	$1.22	3d	1	0.78mi
1710 Saint Louis Ave Louisville, KY	2.0	1.0	720	$1,000	$1.39	3d	1	0.78mi
3514 Grand Ave Louisville, KY	3.0	1.5	1450	$1,295	$0.89	21d	1	0.79mi
2310 W Broadway Unit 1 Louisville, KY	1.0	1.0	1100	$975	$0.89	3d	1	0.80mi
2733 Chase Ct Louisville, KY	2.0	1.0	900	$900	$1.00	16d	1	0.80mi

Listing history 40 events

1. 2026-06-18
   days on market $68,890 Active 162 DOM
2. 2026-06-17
   days on market $68,890 Active 161 DOM
3. 2026-06-16
   days on market $68,890 Active 160 DOM
4. 2026-06-15
   days on market $68,890 Active 159 DOM
5. 2026-06-13
   days on market $68,890 Active 157 DOM
6. 2026-06-10
   pricedays on market $68,890 Active 154 DOM
7. 2026-06-09
   days on market $68,899 Active 153 DOM
8. 2026-06-08
   days on market $68,899 Active 152 DOM
9. 2026-06-07
   days on market $68,899 Active 151 DOM
10. 2026-06-03
    days on market $68,899 Active 147 DOM
11. 2026-06-02
    days on market $68,899 Active 146 DOM
12. 2026-06-01
    days on market $68,899 Active 145 DOM
13. 2026-05-31
    days on market $68,899 Active 144 DOM
14. 2026-05-11
    price $68,900
15. 2026-04-22
    price $72,495
16. 2026-04-03
    price $72,499
17. 2026-03-16
    price $72,500
18. 2026-03-06
    price $75,000
19. 2026-02-24
    price $79,500
20. 2026-01-30
    price $84,899
21. 2026-01-07
    listed $84,900 Active
22. 2016-11-01
    historical
23. 2016-10-05
    listed $1 Active
24. 2009-07-24
    soldstatus $8,000 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity with immediate cash flow upon renting. Bank owned foreclosure accepting all offers. Two bedroom, 1 bath home with roof and exterior in great condition. Needs cosmetic repairs inside.

25. 2009-03-11
    listed $9,900 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity with immediate cash flow upon renting. Bank owned foreclosure accepting all offers. Two bedroom, 1 bath home with roof and exterior in great condition. Needs cosmetic repairs inside.

26. 2007-10-31
    historical
27. 2007-04-03
    listed $31,900
28. 2006-09-20
    historical
29. 2006-03-22
    listed $39,900
30. 2005-05-13
    soldstatus $21,000
31. 2005-05-13
    soldstatus $28,000
32. 2005-03-02
    listed $29,900
33. 2004-12-30
    historical
34. 2003-12-08
    listed $55,000
35. 2003-11-29
    historical
36. 2003-08-29
    listed $55,000
37. 2003-07-22
    historical
38. 2003-05-08
    listed $51,500
39. 2003-01-07
    soldstatus $25,000
40. 2002-11-16
    listed $32,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$62/yr (+$5/mo · 11.7%)

ⓘ 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: $13,594
• − Mortgage interest: −$3,859
• − Property taxes: −$530
• − Insurance: −$344
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,004
• Taxable income: $4,681
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,406/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

+115.3% since first listed

27 events — show timeline

• 2026-05-11 Price Changed $68,900 Metro Search MLS
• 2026-04-22 Price Changed $72,495 Metro Search MLS
• 2026-04-03 Price Changed $72,499 Metro Search MLS
• 2026-03-16 Price Changed $72,500 Metro Search MLS
• 2026-03-06 Price Changed $75,000 Metro Search MLS
• 2026-02-24 Price Changed $79,500 Metro Search MLS
• 2026-01-30 Price Changed $84,899 Metro Search MLS
• 2026-01-07 Listed $84,900 Metro Search MLS
• 2016-11-01 Listing Removed — Metro Search MLS
• 2016-10-05 Listed $1 Metro Search MLS
• 2009-07-24 Sold (MLS) $8,000 Metro Search MLS
• 2009-03-11 Listed $9,900 Metro Search MLS
• 2007-10-31 Listing Removed — Metro Search MLS
• 2007-04-03 Listed $31,900 Metro Search MLS
• 2006-09-20 Listing Removed — Metro Search MLS
• 2006-03-22 Listed $39,900 Metro Search MLS
• 2005-05-13 Sold (Public Records) $28,000 Public Records
• 2005-05-13 Sold (MLS) $21,000 Metro Search MLS
• 2005-03-02 Listed $29,900 Metro Search MLS
• 2004-12-30 Listing Removed — Metro Search MLS
• 2003-12-08 Listed $55,000 Metro Search MLS
• 2003-11-29 Listing Removed — Metro Search MLS
• 2003-08-29 Listed $55,000 Metro Search MLS
• 2003-07-22 Listing Removed — Metro Search MLS
• 2003-05-08 Listed $51,500 Metro Search MLS
• 2003-01-07 Sold (MLS) $25,000 Metro Search MLS
• 2002-11-16 Listed $32,000 Metro Search MLS

Property tax history

+7.2%/yr

Latest (2025): $530 · -1.9% YoY. Source: county tax records.